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HomeMy WebLinkAboutCT 15-04A; THE GRAND MADISON; Planning CommissionSHEET INDEX AO.I COVERSHEET Al.I SITE PLAN Al.2 REDl.l(,fD SITE PLAN A2.I FIRST FLOOR PLAN A2.2 SEGOND FLOOR PLAN A23 TlilRD FLOOR PLAN A2.4 FOURTli FLOOR PLAN A2S ROOF DEGK PLAN AS.I BUIU,1116 ELEI/ATIONS A9.2 INTERIOR ELEI/ATIONS CIVIL C-1 CIVIL GOVER SHEET / STREET SECTIONS C-2 1M CONDOMINIIA"1 LAYOIJT C-S CONCEPI\IAL '5AADIN6 PLAN c-4 ROOF DAAINME C-S DEMOLITION PLAN L-1 LANDSCAPE c.oNCEF'T PLAN -SITE / IST FI.R L-2 LANDSCAPE CONCEPr PLAN 2ND $ 9RD FLRS L-S LANDSCAPE CONCEPr PLAN 4Tli FLOOR L-4 i"lATER CONSERVATION PLAN THE GRAND MADISON MIXED USE DEVELOPEMENT 715 GRAND AVENUE CARl.SBAD, CALIFORNIA ADDRESS EXISTIN6 PARCa ADDRE5 ASSESSOR'S PARCH. NUMBER BUILDING CODE DATA: 205-909-21-00 2013 CALIFORNIA BUILDIN6 CODE (l;A!:ED ON 2012 IBCJ 201::1 CALIFORNIA FIRE CODE iSASED ON 2012 IFCJ 201::1 CALIFORNIA PW-1BIN6 CODE (l;ASED ON 2012 (PC) 201::1 CALIFORNIA MECHANICAL CODE (l;ASED ON 2012 UMC) 201::I CALIFORNIA aEClRIC.AL CODE (l;ASED ON 2011 NEG) 2010 C.ALIFORNIA ENER6Y CODE (l;ASED ON 2000 EIER6Y STANDARDS e,ec. 101.2.1. 201::1 C,ALJFORNIA EXISTIN6 BIJILDIN6 CODE 201::1 CALIFORNIA 51<1:EN BUILDIN6 ST AND ARDS CODE NOTE, THE RESID!:NTIAL CONDOMINIUM AND APARTMENT UNITS MJST BE AGGE$IBLE AND ADAPTABLE. 81.JIIDING CODE ANALYSIS: 1YF'E OF CONSTRUC,TION, EUILDIN6 GCCI.PANCY, OGGUPANT LOAD, PES'"...RIPTION OF USE, f'J..l. y SFRINKI.ERED, STORIES, HEl5HT, 1116 6, 5-2, R-2 ... -AL.L.Ol'!l>,SI. ARCHITEc.Tt!<AL PROJEC,TIONS, 6eiERA!..PLAN MIXED USE -RETAIL/ RESIDENTIAL YES 4 45•-o• 5a-•4• VIUA6E (v) VIUA6E REVIEl"t (v-f<) Vll.l.A6E MASTER PLAN (VMP) NO C.ARLSBAD I.INIFIED SCHOOL DISlRIC,T CARLSBAD H/NICIPl..f i"lATER DISlRIC.T CARLSBAD i"lASTEl"lATER DIVISION ZONIN6 MASTER PLAN COASTAL ZONE SC,liOOL DISTRIC,T i"lATER SERVICE Sfl"iERSERVIGE SCOPE OF WORK NEl"t PROPOSED MIXED USE RETAIL AND RESIDENTIAL PROJEGT CON51STIN6 OF A FIRST FLOOR RETAIL / GOMMERC,IAL / PARKIN6 6AA/>6E, SECOND, lHIRD AND FOIRIH FLOOR RESID!:NTIAL UNITS. II TOTAL RESIDl:MTIAL UNITS PROFOSf!I. PRO]ECTID WATER USAGE RESID!:NTIAL GOMMERC,IAL lRETAIW BUILDIN6 TOTAL PROJECTED SEWER USAGE 250 6PD X 11 I.INITS = 2,150 6PD .2S 6PD FER SF X 4p00 SF = 1,o5e 6PD s,eoe, 6PD 1 1440 = 2h4 6PM RESD!:NTIAL GOMMERC,IAL (RI (EDU) = 220 6AL/DAY X II DUX (I EDU PER/DU) = 2,420 6AL/DAY I EDU / l,llOO SF = 4pOO SF / 1,llOO = 2.56 X 220 = 56::1 6AL/DAY BUIU,1116 TOTAL 2,"6::1 6AL/DAY AVERAGE DAILY TRAfflC RESID!:NTIAL GOMMERC,IAL lRETAllJ e, lRIPS PER D.1J. X II UNITS = e,e, ADT 40Apoo SJ=.=.o4 X 5,o51 6ROSS SJ=. = 202 ADT BUILDIN6 TOTAL PROPOSED DRAINACI DISOIARGE / BASIN DRAINME BASIN A -6RAND AYENJE DISCHAR.6E = 1.22 CJ=.S. DRAINME BASIN 6 -MADISON AVEILE DISCHAR.6E = 31 C.J=.S. LEGAi. DESCRIPTION I.OT5 19, 14, 15 AND 16 IN Ell.DO: ~ OF GAR1£&11:> TONEITE, IN 11£ GIT"!' OF CAAi •p "'• G<:Ul1Y OF SAN !>IE60, STATE OF c;Al.~ -'"ORDINS TO 11£ MAP 1!El<EOF No. !a6, FIL6> IN 11£ O!'FIC.E OF 11£ G<:Ul1Y FiE"GORllER OF SAN !>IE60 G<:UIIY, M-''I' :2, l&ll6. AREA CALCUIATIONS LOTHlE>u EXIS11N6 COMMERCIAL LOT, PROFOSfD SITE LANDSCAPE PROFOSfD LANDSCAPE TOTAL (ALL FLOORS) EXl5TIN& EIJILDINS, f4.0f4 s.i=. t 321 N:. S"TO i:>J=. I 2.6$ 2,526 SJ=./ 14.014 S.F. = 16.6$ PACKARD DENTAL BUIU,1116 TO BE REMOVED 6,llOO SF GOMMERC,IAL ADT 40Apoo SJ=.=.04 X 6,l)OO s.i=. = 212 ADT ~E! watML INT9, TOTAL CONDOMINIIJM Ll<ITS II Ll<ITS Dl'IUJII& INT DEN!!IT'r', 321 I'<, X S5 D.1J/N:, = 11.2::15 UNITS AI.LOl'EI IMAX. PER VILLA6E MASTER PLAN) DENSITY PROFOSfD = ::14.26 Ll<ITS FER l>GRE !IUII.DINS I LOT~, TOTAL 6RADI: lJ5EABLE AflEA AND COVERED PARKIN6 AflEA HEM, 1ST FLOOR TOTAL 6ROSS, -COMMERCIAL, -LOBBYAf'IEA, 2ND FLOOR (4 CONDO UNITS TOTAL 6ROSS), -(4) RESIDENTIAL CONDO UNITS, (2) S BEDlsOOM • (2! r BEDROOM = 5,541 s.i=. -STORl\6E (211 SF) 9RD FLOOR (4 CONDO I.INITS TOTAL 6ROSS), -i:l) RESIDENTIAL CONDO UNITS, (2) S BEDl'!OOM 4 (I) 2 BEDROOM = 5,525 SJ=. -STORl\6E (165 SF) 4Tli FLOOR (4 CONDO Ll<ITS TOTAW, -(4) RESIDENTIAL CONDO UNITS, (4) 2 BEDROOM= 51,ee s.i=. -STORl\6E (211 SF) TOTAL 6ROSS FLOOR Af/EA, TOT AL PARKIN6 6AA/>6E Af/EA, 1ST FLOOR TOTAL NET, 2ND FLOOR (4 CONDO UNITS TOTAU, ::!RD FLOOR i:l CONDO Ll<ITS TOTAU, 4Tli FLOOR (4 CONDO UNITS TOTAW, 12,211 SF/ e,1.1% 5.o51 s.i=. 4p00 s.i=. 400 S.F. 5,6'1::15.F. 5,6::12 s.i=. 5,!lSI S.F. 22,164 s.i=. E>;JOa s.i=. S,E>e,O SJ=. 5,466 S.F. 5,461 S.F. 5,6::14 S.F. 20;261 s.i=. NOTE, Ol'tER SHALL REGIJEST AND PAY CREDIT l'i:ES FOR (2) INCLUSJONAA:l' HOIJSIN6 UNITS TO C0MPL Y 111Tli AFFORDABLE HOIJSIN6 REG!JIREMet!S. PARKING CALCUIATIONS PAAKll!f "fo/il8!0EP COMMERCIAL RETAIL (!l,E>e,O SF NET / SOO) MJLTI FAMILY CONDO (2-1 BDRM. UNITS X I) MJLTI FAMILY CONDO (S-2 OORM. UNITS X 2) MJL 11 FAMILY CONDO (4-6 BDRM. Ll<ITS X 2) TOTAL SPACES REGIJIRED, PAAKIN6 l'RQY\PEP STANDARD PARKIN6 SPl>GES PROVIDED, COMPl>GT PARKIN6 SPACES PROVIDED, HANDICAP PARKIN6 SPACES PROVIDED, TOTAL SPACES PROVIDED, MJLTI FAMILY ON SITE PARKIN6 SPl>GES PROVIDED, TOTAL PARKIN6 STALL CREDITS REGIJESTED, 12SP. 2SP. 10 SP. eSP. S2 SPACES II SP. e, SP. I SP. 20SP. 20SP. 12SP. NOTE, ovtlER TO MAKE ARRAN6EMENTS 111Tli THE CITY TO COMPLY l'lllli GOMMERC,IAL PARKIN6 REG!JIREMet!S VIA VILI.A6E PARKIN6 IN-LEIV Fl:!; PR06RAM l"fieRE APPi.iC.ABLE. NOISE NOTE lHIS PROJEGT IS NOT l'llllilN A NOISE CRITIC.AL AflEA (c.Na CONTOUR OF 60 d6) AS 5HOl'IN ON THE 6ENERAL PLAN. VIONITY MAP: M.;,y/;if. :Gi-m~n-i".',r~ -$,f i..'i'' -'sm -,.;\"" ?~~'- .-& _C-flh6~~- G;;,r-1;m::,ic:, ,_t, · 1~,w,d, NOTE, GIJANTITIES OF HAZAADOlJ5 MATERIALS MAY BE STORED l'llllilN THE elJILDIN6 l'IILL NOT EX(;EED THE LIMITS LISTED IN IBC T/\61.ES 601.l(IJ AND 601.1(2). NOTE, ALL PRO..EC,T 516NA6E TO BE UNDER A SEPARATE PERMIT NOTE, ENTIRE BUILDIN6 SHALL eE FIRE SPRINKLERED FER NFPA STANDARD IS AND C.ITY OF CARLSBAD R6SlA.AllONS. A l'eT STANDPIPE FER NFPA 24 SHALL AL50 BE PROVIDED. PLANi:> SHALL BE PROVIDED TO THE FIRE DEPARTMENT FOR REVIEl"t AND APPROVAL. OPENSPAa LOTHlE>u TOTAL LOT Af/EA, TOTAL REGIJIRED OPEN SP>GE (20,I;) 1ST FI..OOR, -LANDSCAPE TOTAL 2ND FI..OOR, -PLANTEl<S -PRIVATE BALCONIES -COMMONAAEA TOTAL 4Tli FLOOR, -PLANTEl<S -PRIVATE 6ALCONIES TOTAL ROOF, -ROOF TOP DEGK TOTAL TOTAL PRO-E'CT OPEN SPACE CONDOMINIUM NOTE 14.014 s.i=. t 3:21 N:. 2,llOS S.F. S"TO SJ=. S"TO SJ=. e,oe, s.i=. l,OSS SJ=. 1,505 s.i=. S,::146 SJ=. 550 s.i=. 511 s.i=. l_o61 SJ=. 5'1e s.i=. 511 s.i= . 1,115 s.i=. 4.S24 s.i=. 4,524 s.i=. 10,222 SJ=. /12.'1$) TlilS IS A MAP OF A CONOOMINILIM PROJEGT AS DEf[)Et) IN SECTION 4125 OF THE CIVIL CODE OF THE STATE OF C.ALIFORNIA AND 15 FILED FIJl;a/ANT TO THE 91.ElDIVISION MAP l'<,T. THE NJM6ER OF CONDOMINIUM Ll<ITS IS 12. 11 RESID!:NTIAL UNITS AND I GOMMERC,IAL Ll<IT. WATER METER NOTE THE DIREGTOR OF A.el.IC, l'IOfij;;S SHALL GONSIDER THE IN5TALLATION OF 5lJ6 METERS FER SEC. q ffiOM e,i,w, ORD. 45. A LETTER SHALL BE Sl.eMIT!ED INDICATIN6 THE REASONS FOR THE REGIJEST ALON6 l'lllli AN ANALYSIS OF ALL THE FIXTIA<E Ll<ITS OF ALL RESIDENTIAL AND cot+tERG[AL/OFFIC.E CONOOMINIIJMS SERVED BY THE MASTER f'l.eLIC METER TO DE'll:RMIHE THE 1-VMBER AND SIZE OF MASTER A.el.IC. Ml:11:l<S HEEDED. PROJECT TEAM PATRIGK SMIT!i, L.Lc,. CONTl>GT, PAT MGelJIRE 260CIOCEANST. C.ARLSBAD, CA q2ooe, 160-12<1-o'ISO CIVIL, K4S EN61!EERIN6 C,ONTl>GT, l<06ERT IM5ANDf 1601 MISSION GENTER GT. 1100 5AN DIE60, C.ALIFORNIA '12106 t,lq-2'16-5565 ARCHITEGT, MM ARCHITEGTS, INC. CONTl>GT, KIRK MOEU.J3< 211::1 SALK AYENJE, SVITE 250 CARLSBAD, CALIFORNIA 'i2006 160-461-ms l<;ll'k9maac:rch~l&.GOIII LANDSCAPE, PAEDAUJS DESl6N tSROU" e,ONTl>GT, .J3'F SMT!i 7125 .EFFERsoK ST. oorre 15 e,AAI.S6AD, CALIFORNIA q2ooe, 160-12o-<e61 CITY OF CARLSBAD PLANNING COMMISSION Case Name: I hi LJ[iN' ,d ~0d1;,;' '-J c_,... ·-·cm(~) 1 RP c; · 1 'Al Case No.: _.1 lb~ -i' _ l~t-Ql.Pl j Exhibit No.: , A ·T Date: 1/ 5 7;7 APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. ___ PER CONDITION NO. ___ OF PLANNING COMMISSION RESOLUTION NO. __ _ PLA!\'NING DIVlSION DATE ENGINEERING DIVISION DATE CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avtnue,Suite250 Carlsbad, California 92008 ~780·431·7775 ~760·431·7585 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPER1Y OF MAA ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFlCATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V) -0 <( • LU 6 ~ ~ 0 .. 0 0 z < < c::i z ~ V') <.) --I ~ <( ~ 6 ~ ~ <.J LU I I- PRELIMINARY -NOT FOR CONST. 4/::10/15 Pro Ject, THE GRAND MADISON File, AO.I Revisions: ~ PLANNIN6 REVIEl1 I 6-10-15 ~ PLANNIN6 REVIEl1 2 1-14-15 &,_ PLANNIN6 FINAL q-14-15 .&-, PLAN REVISIONS q-1-16 &,_ PLANNINIS REVIEl1 11-2e,..1e, ~ PLANNIN6 REVIEl1 2-'1-11 Sheet Titl<>, TITLE SHEET A0.1 0 --(W) ---(W) --(W) --'lk----'-(W) , EXIST. 10" AGP tlA Tl:R · / PER DH& ~ (W) ---(W) __ :::7,v-v,rr1-=fr ---("d,f,\ \ U,j SITE PLAN GENERAL NOTES I. 11lE SOILS REPORT Pl<l:PAAED 61' , ~n-ERIN6TON ENISl-116 JOB NO. 11402 DAlcD Al'RIL 24, 2015 2. ALL DIM91510NS ARE TO Tl-IE FACE OF l'IALL, FACE OF GONCl'IETE, GOIICRE1c Gl.!<B OR 6RID LINE U.N.O. S. SEE 'C' PLANS FOR ALL c.oNCRETE Gl.1<66, 6tlTTE:R5 AND !:i'tALfS DETAILS ON Sl£ET AD.I ARE MINIHH STANDARDS. 4. Tl-IE ~l<E PRO.ECT SHALL. eE f'El<MANEl,01. Y MAIIIT"AIIED l'IITH AN AUTOMATIC IFIRl6ATION SYSTEM. 5. SEE 'C,' DRAY111165 FOR POINT" OF c.olN:CTIONS TO OFF-Sm: UTILITlfS. CONTRACTOR SHALL. VERIFY AC11JAL UTILITI' LOCATIONS. 6. PROVIDE P051TIVE DRAINA<SE Nj,A,y FROM 61.D6. SEE 'C' DRAY111165. 1. CONTRACTOR TO l'1fFl:R TO 'C,' DRAYllll65 FOR ALL HORIZONTAL CONi1!0L DIMENSIONS. Sill: PLANS Al<E FOR 6UIDANCE AND STARTINe LAYOUT POIIIT"S. e. q_ 10. II. 12. l;;l. SEE 'C~ll65 FOR FINISH~ 1:U:VATIONS. G011CRE1c SIDB"W.JG TO eE A MINIHJM OF 4' THICK I'll TOOI.J:D JOIIIT"S AT 4' o.c. EXPANSION,ICONSTl'IUC,TION JOIIIT"S SHALL. eE A MAXJM,'M 12' EA l'lAY. EXPANSION JOIIIT"S TO HAVE COMFl<ESSIYE EXPANSION FILJ..ER MA~AL OF V-4'. FINISH TO eE A i'EDIUM BROOM FINISH U.N.O. LAND5CAPED A1<EAS SHALL. eE DELINEAlcD l'IITII A MINIMUM SIX INCHES (6') Hle.H Gl.!<B Fll<E ll!"DRAIIT5 TO GOM'L Y I'll CIT!' OF ESCONDIDO ENISINEER1116 DEPARTl<EMT STANDARDS AND ~IFICATIONS FOR ON-Sill: Fll<E HY"llAANTS. ALL UTILITIES SHALL. SE 5CRB:NED ALL CONCENTRAlcD DRAINA<SE DIREClcD T~ Tl-IE R/EILIC S"IREET SHALL. eE CONVE'fED T1IROIJ6H UNDERSIDEl'IAIJ< DAAINS. SITE PLAN KEYNOTES @ ASPHALTIC c.oNCRETE PAV1116 -SOIL a1$1NeFl.'S ~ATIONS. DRJYEl'lAY APRONS TO eE cONSffl.lClcD -ASSOCIATION 6UIDELINES, SEE '°' CIVIL DRAY111165. PROVIDE l'lASHED CONCl<E11: I'll U6HT BROOM FIN. AT ALL = DRIVE LOCATIONS. FROV1IlE VERTICAL 4 HORIZONTAL EXPANSION -k,INTS AT A MAXIHJM OF 15' O.C. SPAC1116. T.\ 4' TIIICK ENHANCED IKT!:6RAL GOI..ORED CONCl<E11: MLK/'iAY. MEET ADA ACCE9S 'I::/ l<EGUI~ -CBC. l<EFfl<EIICE DETAILS 1,2 4 6 / AD.I. 0 EXISTlll6 SD64E 11<ANSFORMER TO l<EMAIN @ NOT USED @ TRASH ENCLOSIR: -SEE DETAILS •tAD.• G) HANDICAP ACCESSIBILITI' ENTR1' Sl6N -SEE II/AD.I @ HANDICAP INSl6NIA -SEE 14/ADJ @ NOT USED r,;:,. HANDICAP ACCESSIBILIT'!' SleN Yil"III MIN. $250 FINE 516N AND ADDITIONAL VAN ACCESS. ~ 516N -CBC. l'IAI.L-MOI.NI" IF POSSIBI..E. SEE 16/AD.I. @ ZERO G1.!<B AT DISABLED ACCESS PAAK!Ne STALLS. @ Eti!ANCED DFJVEl'lAY ENTRIES (COI..Ol<ED SCORED ~ ;EE LANDSCAPE @ L.ANDSCAFl:. SEE "L' Dl'l65. @ RECESSED 6l<EASE l~OR -SEE PLUMBlll6 FJ..AN5 @ IN1cl<IOR ROOF DAAIN LOCATION @ 6AS ME11:R LOCATION @ FIRE tlY'DRANT -SEE CML DRAYilll65 @NOT USED > ~r \' ) @ HANDICAP PATIi OF TAAYa @ Eti!ANCED COLORED SGOl<ED CONCl<E11: -SEE LANDSCAFI: DYE>. FOR ~S. @ HEEL STOP -P!:R CIT!' STANDARDS @ BIICE AACIG -MADRAX --VY DUT1' CHALLeNiSER r.;i.,. MAILBOX LOCATION -AUT1I Fl-Ol<ENCE T1'PE IV CEil/ 1510-19:0AF I'll SANDSTONE ~ FINISH OR EGVIVALENr. PROVIDE DECORATIVE MATCHlll6 METAL BASE Pl.All: / 60L T COVER CONFIRM l'IITH POSTAL SE!WicE SITE LEGEND D D c.oNCRETE PAV1116 -SEE 'C' DRl"l55. FOR Tlllct::NESS L ET2°~~~~116 STALL I,-STAND""" PAAKlll6 STALL L__ /;'-o' x fi'f--o' I'll 2'-o' O.H. ~ ~:-C,J,~~1116 STALL HANDICAP PAAK1116 STALL, q• x 20' SEE DETAIL II/AD.I 0-0 Lie.HT STANDARD "" -11- -5- EXISTINe R.51..IC FIRE tlY'DRANT FRIVA11: Fll<E t!Y'DRANT- APPROXIMA11: LOCATION CATCH BASIN APPROX. LOCATION l'lATER LINE -SEE CIVIL 6AS LINE -SEE CML SEl'i:RLATERAL SEECML Fl~ LANE -Gl.!<B TO eE PTD. !<ED l"l/ lltill!: J..Ern3<S 'NO PAAKlll6 Fl~ LANE" EJ NOl!:, ALL F'ROPERTY LINES, EASEMENTS AND 6UILDlll65, BOTH EXISTlll6 AND PROPOSED, ARE SI-IOYtl ON THIS Sill: PLAN. NOTE, ALL PAAKINe TO BE oot.el.E STR!Pf'!:D -CIT!' OF CARLSBAD PAAKlll6 STANDARDS. NOl!:, ALL Sk>NA6E TO eE "lWER SEl'ERA11: PERMIT' AND 'SEFERA11: REVIEII'. \ ~ I ' .. · 1 ti ~ii I I I I I I I I I I I , '7- I I , /!>' -::;/ -~~- so --so flJTJRE 3t/ RC,P SDT so PER Dt'IS 451-4H SD ·~o) ---(SD) --- I ! I i ! I I I I \ \ -,-x,1 \'(Y \ ! ! '\ i\ ,..,_ 1 \ r , , i --------\ \ \ \ ' \ '\ \ w ~ ~Js ! ✓ ' ' , $ ., I I I I t 1· ~,I~ ~ /I JJ I I? I. ~ I ,t; I / I DOWNSPOUT BUILDING WHERE OCCURS -~ STRUCTURAL WALLS WITH WATERPROOF MEMBRANE 18" SOIL/GROWING-~ MEDIUM MIN. L::::,s:.:l=;l;;±i FILTER FABRIC--.____ 10" GRAVEL {3/8" TO 5 /8") OR OTHER APPROVED MATERIAL PERFORATED PIPE TO RUN LENGHT OF PLANTER CLEAN OUT WITH WATERTIGHT CAP ABOVE PONDING DEPTH I r PLANTINGS 3" ROUND GRATE OVERFLOW SET 2" ABOVE SOIL l RESERVOIR-2" MIN. GRAVEL/SPLASH BLOCK SMOOTH CONCRETE WALL CAP. OUTFALL PIPE AT LEVEL OR DOWN TO BELOW DETAIL FLOW THROUGH PLANTER AT FLOOR LEVELS NOT TO SCALE SITE PLAN STRUCTURAL WALLS WITH WATERPROOF MEMBRANE 18" SOIL/GROWING MEDIUM MIN. FILTER FABRIC--~ GRAVEL (3/8" TO 5/8") OR OTHER APPROVED MATERIAL · .. · :--; •":' ,.:. ' . ..,, '• r PLANTINGS 3" ROUND GRATE OVERFLOW SET 2" ABOVE SOIL ~ ~ RESERVOIR-2" MIN. N,}!!J~l"b'n-,-J SMOOTH CONCRETE SEAT _....:Wc:ALL CAP. PERFORATED PIPE·------r½' •. , ·• • .. , .,. OUTFALL PIPE TO RUN LENGHT OF PLANTER L--'-----"---,,-"-,,=....:!i~<=..;,1~·'"',="'-J -=J~¥,?..Lm ' SUB-GRADE OR EXISTING SOIL DETAIL FLOW THROUGH PLANTER AT GRADE NOT SCALE 0 5' 10' NORTH 20' ii ' APPROVED TIDS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. ___ PER CONDITION NO. ___ OF PLANNING COMMISSION RESOLUTION NO. __ _ PLANNNG DIVISION DATE ENGINEERING OlVISfON DATE Architects 2173 Salk Avanue,Sulte250 Carlsbad, California 92008 T:780-481-7775 P.780-431-7585 z 0 V) -0 <( ~ 0 z <( ~ lJ LU :c I- PRELIMINARY -NOT FOR CONST. Dote, 4/50~5 Pro Ject, THE GRAND MADISON FIie, Al.I Revisions, fil PLANNING REVIEY'I I Ei-10-15 £?:,, PLANNING REVIEY'I 2 1-14-15 &,_ PLANNING FINAL q-14-15 d,_ PLAN REVISIONS q-1-16 &, PLANNING REVIEY'I ll-2f>-16 £ PLANNING REVIEY'I 2-4-11 Sh""t Title, SITE PLAN A1.1 : R/W 15'± VARIES --. -.. _, ....•. .. ~. -. :.-,.· ~ .f··· EXIST. 6" CONC CURB & GUTTER R/W 10' VARIES -.•. -... _/{' .I ... -,.:. EXIST. 6" CONC CURB & GUTTER R/W EXIST. AC PVMT 100' C/L 70'± VARIES VARIES --' EXIST. AC PVMT GRAND AVENUE N.T.S. 60' C/L 40' 40' 30' 30' VARIES VARIE.S --. EXIST. AC PVMT MADISON STREET N.T.S. 20' VARIES C/L VARIES VARIES VARIES VAR!E.S 4' VARIES ~ ' ~ I·.;"<.•. --:., ,/ EXIST. CONC. SWALE ALLEY N. T.S. 15'± VARIES ~ .. ~-,•-.. I· •:/.I R/W 10· VARIES ~ ,_ ,-.. l:· ~.! R/W R/W ' EXIST. CONC. SIDEWALK EXIST. CONC. SIDEWALK EXIST. AC PVMT REDUCED SITE PLAN SOU£: 1" = 20' ' ii l j I I l ! i ! ' -"a,i::a.5J.l"::>!;'!"";:,OI';. ... ~ff'l..\/1:::A ~y ~l'i-1:! ' . -~.!2'e.T!:1:i,"A \! \ I \ !\ 0 10' ; ·I 1/ ·, ,-1 20' (W)--(<i)--{W)--('h~ ~ . , ', ,1 'I 11---,,, : l li"': I q : l1 1f 'l.• iii!-' ! I ' ' I , ' I , I s\,:1 i,,' l r Ii 1 I I I I I I I ___,. ,._ ~ ' ,_ l lfc?,,. I I '• 111 A ~ oopx i i rA\i .. ~ -~+------~--c::=== I r ', Iii•~~----~----~-AC--· I I 'I I I ; ',--"°'-' I ) ! i : ;\ ! I \ -s-(': I I ' )i ! I \ C,.,_,,.., I I\.\/ ~ \ ,<::'., I i ,,: i \ "c;,, I l ~ ! ~ i_ \ > I I I I i \_ -~ ··,--._ I I \l 2\ "-"'"- 1 I ,I I I I I r':--~ I I I I I I l I I 111 ,--- :,1 tr 1 1~0 ,_l:_I -l_----)--~ /'~ .~ \ \ ' ' \ APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. ___ PER CONDffiON NO. ___ OF PLANNING COMMISSION RESOLUTION NO __ _ PLANNING DIVISION DATE ENGINEERJNGDIVlSION OA1E CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avanua,Suite250 Carlsbad, Cal-ifornia 92008 !760-431-7775 ~760-431-7565 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERTY OF MAA ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS . z 0 V) -0 • <( LU < ~ ~ u 0 ... 0 0 z < < cc z ~ V') C, ....J ~ <( Lt') ~ ~ ~ u UJ I I- PRELIMINARY -NOT FOR GON5T. Date, 4/30/15 Pro J.ut, THE 6RAND MADISON File, Al2 Revisions: L!',. PLANNINe> REV!~ I 6-10-15 ~ PLANNIN<S REV!~ 2 1-14-15 _&, PLANNINe> FINAL q-14-15 & PLAN REVISIONS q-[-16 S PLANNINe> REVI~ ll-2B-16 lfu, PLANNINe> REVIE~ 2-q-11 Sheet Title, REDUCED SITE PLAN Sheet Number, A1.2 -------~-··· -- ,, I, 104'-6' , . • ' ~--------------~ ,-----------7 r ~ -------7 I I '., -, ~J~+--------------------1•~----~~ ~•1.-----+''---11· r;::::::i'l~=======:::1-rr1TTr7"'.".'1. ,. 1 20" tall 1--+-+-+--+--+1•:' hu'1==i=F===' ---~-~,,-,~--,-,-'.-•• --~ -~ ---r ----:-----A m __ I I I I ' l l i ----1------~«--+--' f' I 11-,,.,,..,_-,-, ... -" ..,.:---,--.• -~-'!:", ;:-_::,;._:-:e. ~-""i,t .. ,. 11 ~ ... :-4•-0• • • ' I PLANTER ·~ l . 1·-2'-~ . , \ ! I i ' ...,,, I -;'A i ,-,1! ·- --""( ' IYi1Tli! A 5!1,Vli . \/ .~ ,-lr=IPA~ i I I I - i V'}b-'....:. z, LINE OF C,,AN<'._l!',,l'Y' ,Af!O.IE TYP. -- I ! -----.. I ,, I : .. •--- ! I I ' I --__ , L _l?.91-1MERC1~LRETAltL Li -r _ , -_:-~ , 3,680 f-:,1.F. NET , _ ~ _ ! // \--;~ -7· 4viQO~F,. GRO ·1 -~ I - -~)' , : 11-0":;,u,~c:,_ I ' I I I ! , I I ', , ' :, . . .• .. 1 l -~4 ~-~ ~ ---1 \ I~ 'I -~r"---+-1---\------....... I I ! : I \ \ \ I \ I I I \ 2 I 6 I ' 11 11 11 11 I 11 11 11 11 11 . ~-;;·, :• ·' .-. ~--·• . .. I 11 11 11 11 I ··-., I 151 Ill ' . " ' " ' • ' • ' ' • i l I I!, ! I i · I\, I i 1,1 I I/ I: ~5f'c I -,1~-• I ' I I I 111 / I ,~ ( I ·--' ,•. + Ii 11 i 1111 ,. f RAISED PLANTER .., ELEV. EGIJIP. ELEC, . . . .. .. . ~. 1-----1\---__ ,.,,._ -- ' ------~--- ,, , LINE OF CANOPY AfJO./E TYP. :28'-11/4' FIRST FLOOR PLAN ,, , 15 16 ....... _ ~ .·,_. -. . . . . . , ' -'. ·,-.,,·:.-·· .. •, ,-. . -•: ------------------ -----------------------------------------~ ·----------~- I I i l I ;~ \ ::1--_.·•=-= :===I~:::::c:!I ' REC.Ye.LE . TRASH ,-STAIR 2 . ·, . . . .-. -. ~' . ." -:-.•'; .. -._;-,··:·. -~ ' .. -. ,.•,-,·· .. , .. ,; -.~. __ ., : • • ·• ., : :•<·;"'--~•:,_,·,.._•,;-I I I~ / . I I I , -------------------------___,,,__,_~ 9 ,. . • 0 4' e· 16' NORTH •• SCALE, 1/8" = 1'-0" ii ' ' CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avtnua,Sulta250 Carlsbad, California 82008 ?780·431·7775 R780·431·7585 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERTY OF MAA ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH TH!S SPECIFIC PROJECT ONLY ANO SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFJCATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V) -0 <( ~ 0 z <( ~ lJ w I I- PRELIMINARY -NOT FOR CONST . Date, 4/90/15 Prc,Jsct, THE rSRAND MADISON Flis, IO-III-A2.I Revisions: & PLANNIN<S REVIEJl'l I E>-10-15 ~ PLANNIN<S REVIEJl'l 2 1-14-15 ~ PLANNIN<S FINAL q-14-15 .&,_ PLAN REVISIONS q-HE> &,_ PLANNINe REVIEJl'l 11-2!1-IE> £ PLANNIN<,;, REVIEJl'l 2-4-11 :ih""t Titl.,, FIRST FLOOR PLAN Sheet Number, A2.1 MADISON STREET SETBACK CALCULATION <!6' BUILPIN6 FMNTME X 10' SETBACK = q60 5.F. l<EGUll<ED 1:24"-I0' MAX AND l'-0" MIN. SETBACKS PROVIDED 1,611 5.F. SETB.I\GK AAEA PROVIDED . " . ' !: . " j> Ul ' , 1·-0·1 I, GRAND AVENUE SETBACK CALCULATION I$' BIJILPIN6 FMNTME X 10' SETBACK = 1,950 5.F. RfGIJl!<ED 25'-:2' MAX AND :2'-f>' MIN. SETBACKS PROVIDED 1,166 5.F. SETB.I\GK Afl1:.A PROVIDED ,, :l0'-51/4' ,, , . -------" • : • ! I I \ \ \ \ I \ ~ i I ----- . -------------~---'I<-.. ----.. 9 6'-'11/2' I, I, ' ' , SECOND FLOOR PLAN ··---·--- : ---- ' I ------ i ---T -------- ' ---------- 61'-5 1/.2' 7 I -,---- 1 ----- -----i ---------- ' 0 4' SC.ALE, 1/8" = I \ S"-11 S,;' , i I • y 2 ~ .... 0 .;.. I I ' ,. ' " I , ----------.-~' ,. ,, . 16' NORTH l'-0" ii CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avenue,Sulte250 Carlabad, Callfornla 92008 1760-431-7775 ~760-431-7565 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERlY OF MM ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V') -0 <( ~ 0 z <( ~ lJ LJ.J :r: I- PRELIMINARY -NOT FOR CONST. Date, 4/S0/15 Proj<>ot, THE &RAND MADISON File, A:2.:2 Revisions, Lf'l. PLANNIN6 REVIEil't I 6-10-15 _4, PLANNIN5 REVIEll't 2 1-14-15 Lfu. PLANNIN5 FINAL q-14-15 A,. PLAN REVISIONS q-1-16 Lfu. PLANNIN6 REVIEll't 11-21>-16 &, PLANNIN6 REVIErl 2...q-11 Sheet Tltle, SECOND FLOOR PLAN Sheet Number, A2.2 MADISON STREET SETBACK CALCULATION '16' SUILDINiS FRONTA6E X 10' SETBACK= '160 5.F. REGVll<ED 124'-IO' MAX. AND l'-0" MIN. SETBAC,KS F'ROVIDED l,'!02 5.F. SETBACK Hl1!A PROVIDED ' 'ii "" N . ' ,, ,. , GRAND AVENUE SETBACK CALCULATION 195' SUILDINiS fl<ONTA6E X 10' SETBACK = 1,650 5.F. REGVIRl:D 25'-.2' MAX. AND 2•-e• MIN. SETBACKS PROVIDED 1,168 5.F. SETBACK NIEA PROVIDED S0'-51/4' , ,, , ,-1-~'1--------I' ------- ~ "' :, ' "' I N \ i -------------- I -----, CONDO UNIT 5 \ DININ6 ' --- CONDO UNIT 6 2 BEDROOM 1,385 S.F. C ---- \ ' \ ' ----- ' \ ' ' \ \ LIVIN6 ' \ \ \ - 3 BEDROO I 2,056 S.F. - ---=', C.L ~ =--,.11~--6 \ ,-~ . '--, C.L "-'-LJ_ =-~:a:i\ -,,,-,- ---"', ATH . -\ C.L \ r-.... \\~, ~ ~ ~ \ ~ '@ ' I 61:DRMI 6EDRM2 I ' ' . -l ' I " \ ' ---.... ,I ~ y ~ ~ l-;_--; i VW.191AYS AND PECKS SHAU!, BE I ,, t I I FINISHEI) l'IITH A JiiEGoRATIVE11 I • , ' , • I ; ' .,-: IIVI"" IA!iA,I /IA J\. "V COLql<EI) IPEX-O·fl6.( , ', ., --·· ~,, I . S.P. 0 ' i / / i 51!"--.,½ '. I i /, : i < ! : / / • / / j' I '-. oc ~ ~ ~ . BEDRMI i \ I ' ' i '° I '=::::si;J::::=1::::=!:: '1 ==1::=~"'C:J==C~ -------+-----------+-.. ·-· ~'-----------------·~-~-~-' 1'9------------- I0'-4 1/2' , , , , , THIRD FLOOR PLAN 1.1e· • t•-o• ..I<-, 104'-6' I , I , 15'-5' , , , --~ ,a••·•~"-• -----~=----------_l ----' ' ' \ DINING DININ6 l 1 \ 6EDRM I PLANTER OPEN TO BELO~ PLANTER BELO~ --------------- 81'-5 1/2' CONDO UNIT 1 3 BEDROOM 2,084 S.F. LIVIN6 -I ·~~ 1© 1~;:-TH2 t \~~-\~'(_ \ " - Ii --r, ~ I I \ i \ I ., \ ~ ~I \ / \ ,DECK ~30 5.F. \ ' ' ! \ , ' ~ ~ ···, I \{·. Ji ~• •• I \:-:•."' I \-::' \.,, \ i ~ ~ ~ • kcc'. V '(, STAIR 2 (, S.P.o ~ .1...':• ====::::..li ! < --------------- , , , , ' I I I I I ' I I I ! ' 0 4' 16' NORTH SC.ALE, l/811 = 11-011 ii :t ii'i i ~ r- 0 .;.. • ' ' ' . ' . ' CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avenue,Sulte250 Carlsbad, California 92008 !780-431-7775 ~780·431-7585 ALL IDEAS. DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERTY OF MAA ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V') -0 < uJ 6 ~ ~ Cl --Cl 0 z < < cc z °' V") c..::, --1 °' <( Lt") 6 ~ ~ (.J LU I I- PRELIMINARY -NOT FOR GONST. Dale, 4/30115 Project, THE &RAND MADISON FIie, A:2'j Revisions: Li:,. PLANNIN!S REVIEl'I I b-I0-I5 ~ PLANNIN!S REVIEl'I 2 1-14-15 &,. PLANNIN!S FINAL Ai_ PLAN REVISIONS &,. PLANNIN<S REVIEl'I £ PLANNIN!S REVIEl"i Sh8et ntle, THIRD FLOOR PLAN Sheet Number, q-I4-I5 '1-1-16 11-2,-16 2-'i-11 A2.3 MADISON STREET SETBACK CALCULATION '16' aJILDIN6 FRONTA6E X 10' ScreAGK = '160 5.F. REGIUIRE!? 124'-I0' MAX. AND l'-0' MIN. 5E'TBACK5 ~DED l,'102 5.F. 5E'TBAGK AAJ!A PROVIDED ' I' GRANDAVENUESETBACKCAI.CULATION ISS' aJILDIN6 FRONTA6E X 10' 5ETBACK = 1,SSO 5.F. REGIUIRE!? 25'-2' MAX. AND 2'-8' MIN. 5ETBACKS ~DED l,if>a 5.F. 5ETBACK AAJ!A ~DED 90'-51/4' , . , -, ' -------,, ----- • ' ' • ' ~ l'-ot \ 'lj' ' ' " ,., I ' i ,, , \ \ -· ' ---,...-\ \ --"\ \ GONDO UNI" 8\ ~!~~: __ \ 2 BEDRO'o yf c-- \ 1,484 S.R. I ' ' I \ \ LIVIN6 ____ s j ~=-/\~ I ' --\ ------~ _\ --~ C,L r ', -\!::i BEDRMI ' --+--'--' I I -j_;-r::::::::,:fl ,.RI ~-• l~t~i~ I I I ! , i • -~ ------ I0'-4 1/2' 251-1 1 . , FOURTH FLOOR PLAN 1/2'" • l'-0" 6EDRM2 - 5.P. 0 -, '• 104'-6' , 151-51 ' . , , -------------------_,..,__ ---~----, \ - DININ6 GONDO UNIT '1 2 BEDROOM 1,482 S.F. I CO"fTIN6. I 1 / V I ' : I ' 5TOAAGEY/ i i 211 5.F. 1-' ~, t-- 1 ---1 i 5TOAAGE~ 1 ,. i\ I \ I ), I I STORAGE( 11 v 5TOAAGE\ ,, ' ' ' ,, ll i \ ' _, I '-' I Ill ~ z <( -l IL ----- 1 LIVIN6 - 1~ ' ii I ' -·--~-·-·-' \ I ;2--... --\ CK ----//~4 ~-~·-,,:----- GONDO UNIT 10 2 BEDROOM 1,258 S.F. LIVIN6 BEDRMI I DININ6 DININ6 GONDO UNIT II 2 BEDROOM 1,410 S.F. LIVIN6 - t BEDRM 2 - ~/ ' ' I \ /DECK '\<!SO S.F. I ' ' \ ' \ '-. \ ~ \11/ ~ 6EDRM I ij" in 6EDRMI ! ', i / i ;-.._ ,,{ i : "'-. / I '-.. 1 / l ,I "-.! /! i " /' ",/ /; : ·y ! y i y : ' PLANTER i " OPEN TO BELOY'i -- II ,. ! i J ' ' I STAIR ! ROOF ! BELO~ PLANTER BELOW i L'====::::J .. - I / i I ' i\ ' r I ' \ ] \I .,. V --·v STAIR 2 5.P.o / l ' ' ! : jl : f ' i \ ' ------------------·-------------- I00'-51/:2' , , 0 4' IE>' NORTH SC.ALE, 1/8" = l'-0" ii • ' ' CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avenue,Sulta250 Carlsbad, California 92008 !760·431-7775 ~760·431-7585 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERTY OF MM ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V'l -0 < uJ 6 ~ ~ 0 ... 0 0 z < < cc z °' V"l ....J c.;, °' < u-, 6 ~ ~ lJ LU I I- PRELIMINARY -NOT FOR CONST. Date, 4/90/IS Pro _Ject, Tl-IE ISRAND MADISON FIie, A2.4 Revisions: ~ PLANNING, REVIEl'l I 6-10-IS & PLANNING, REVIEl'l 2 i-14-IS ~ PLANNING, FINAL q-14-IS & PLAN REVl5I0N5 q-1-16 &-, PLANNING, REVIEl'l ll-2B-16 £ PLANNINIS REVIEl'l 2-q-11 Sheet ntle, FOURTH FLOOR PLAN Sheet Number, A2.4 \ \ \ \ \ \ ROOF DECK A 1,2$ SF f. \ f.\ ' : I I i :$T~~ I / ' : I i / ROOF PLAN . . --------------------- S.P. 0 / MECH UNITS / / STORAGiE ROOF SELOv-1 J.INE OF 60' H/6H 5CREENJ'/AL.L TYPICAL. f.\ ROOF DECK B /~/SF 42' H/6H ACCESS 17A TE TYP. ALL I I co '' 'I I' i ! ~ I ' i8 ,c ' I '' 'I ' -LINE OF /l'IALJ.. BELOY'i OPEN ROOF DECI< AREA E/..EVATION 4'5'-6' TOTAL. AREA = 4,324 S.F NO PERMANENT AMENITIES Ff<OPOSE/7 f.\ ROOF DECK C '112 SF :-·-:-co ----------" / '• / PLANTER SELOv-1 Srd FLOOR OPEN TO BELOY'l PLANTER SELOv-1 2nd FLOOR MECH UNITS J.INE OF MIN. 42' H/6H PARAPET 6UARORAIL TYPICAL. LINE OF 60' H/6H SCREENY'/ALL TYPICAL ~\ ROOF DECK D l,Oe6 SF I I 0 01 I STAIR~:-'-;_., FfNTflOUSE I' : ' rd] ///1 i1;{d i <;Jef6\ i 1:· / \. ,, ! "STAIR \: \ ROOF ' SELOv-1 if !L '-'=====:::J-·-.... 0 4' r• SC.ALE, 1/8" = l'-0" 16' i 1 ' ' •• . . ' . NORTH ii CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avenue,Sulte260 Carlsbad, California 92008 1780-431-7775 R780·431·7585 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERlY OF MAA ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V) -0 <( uJ 6 ?c ~ 0 .. 0 0 z < < cc z ca=:: V') 0 --1 ca=:: <( Ln 6 ~ ~ lJ u.J I I- PRELIMINARY -NOT FOR WNST. Dale, 4/B0/15 Project, 11iE ~ND MAill50N File, A2.5.d..g Revisions, L!', PI.ANNIN6 REVI~ I 6-10-15 ,&. PLANNIN6 REVI~ 2 1-14-15 _&, PI.ANNIN6 FINAL q-14-15 ,4. PLAN REVISIONS q-1-16 _&, PLANNINE, REVI~ 11-28-16 &,, PLANNINE, REVIEl"4 2-'1-11 :heet Title, ROOF PLAN :heet Number, A2.5 GENERAL NOTES A. ALL PAIIIT GOLOR GHAIISE5 TO 0CGUR AT INSID!: ~ U.N.O. 5. ALL PAINT FINISI-ES AA!: TO EIE FLAT~ NOi1:D ~- C,. T.OP. = TOPOFPARA!'!:T a.EVA110N, D. F.FJ;.: FINISH FI..OOR a.EVA110N, E. A 15T SAMF1J: OF 1lE PROPOSB7 EXTl:RIOR ~ 5HA!.L EIE APPLIED TO AN AAl:A OF 1lE llUIL.DINIS LOGAlED IN DIREc.T NA~ U6HT AND 1lE SAMPLE 5HA!.L EIE LAR6E ENOl.\SH TO Be kffiJ..SE!l,A11VE OF 11-E FINISIE) COLOR 5(;11:ME. 1lflS 5AH'l.l: 5HA!.L EIE INSFEc.lED AND N'F'flOvED 6f 7liE FLANNIN& DIVISION PRIOR TO PAINTIN6 OF 1lE ENT1le 6.Jll.DIN6/S). IF DETB<MINlaD NECGE::S •R'l'" WON INSPEC,110N, 1lE WI.OR saeME MA"!' EIE l<EG!Jll<fD TO EIE MODIFIED AT 11-E D~ON OF 11-E l'LANNINIS DIVISION DIREc.TOR. 1lE APPl.lc.ANTIDEVfLOf'El'I. 5HA!.L EIE RESONSIB1E TO C,ONTAC,T 1lE FLANNINIS DMSION fOR 1Nfff;C,110N. GLAZING KEYNOTES • VISION el.ASS (I)IJAL. PA!E • 1L I £$.LI) ,'ISION 61.ASS (I)IJAL. PA!E • SPANDREI. 61..ASS COLOR SCHEDULE STONE TILE 0 NA11.l<AI.. DRIFln::lOD TONE VER!"lt;AI.. ORIENTA110N ~ c.oL.0R TO EIE DETB<MINlaD TAKTLPAIIEL ® DEc.ORA11VE c.oNCl<ETE PANELS F1S:DSNA~~l=4F LENiSTliS V~ ->DD l?AA!(ER SHADE PATTERN PER ELEVS r,;,, 5M001li S'TUC,C,O GOLOR II -SIBl'IIN l'IIU.IAMS, ~ 51'116!!8 -Tl<RTONE © c.oMPOSITE SIDINIS GOLOR II -JAMES HAADIE, HAADIEPLANK LAP SIDINIS • GEDAAMIU. -WI.OR, AlllVMN TAN 0 c.oMPOSITE SIDINIS GOLOR 12 -JAMES HAADIE, HAADIEPLANK LAP SIDINIS • GEDARMIU. • WI.OR, KHAKI 6F1.0NN © c.oMPOSITE SIDINIS WI.OR 12 -JAMES HAADIE, HAADIEPLANK LAP SIDINIS -GEDAAMll.L -WI.OR, Ti1'EE'< !:WIK 0 PF6 61.AZINIS -VISTAc.OOL PAc.lFlc.A (I)IJAL. PA!E "NPl,;AI. FlaD 61.AZIN6 LOGA110NS 0 PF6 61.AZINIS -SOI.AAC,OOL SOIJ\R6AA"I' (I)IJAL. PA!E TYPIC,AI.. AGc.ENT 61.AZINIS LOGA110HS © NA~ STONE BASE AND C.AP NA-ADJAc.ENT GON'IRAS11NIS STONE APPITJQNAL NQJES, H Fl H 9 , .. ::. , .... .J t':,:;.;.:1 I I. ALL ROOF MOOffl:D Ml;C,H. Ea!IPH:NT TO EIE ~ l'IITH e!.1'6. PARAPET. 2. RfF£R TO 6.Jll.DIN6 SEc.110N SfE15 fOR /'DDITlONAL VER!"lt;AI.. Dlle!SION IIFO. 3. ALL 6.Jll.DIN6 S1611A6E IS TO EIE t.tlDER A !iEPAAATE Fl:RMIT. 4. Ol'N:R / GONT1<ACTOR TO DET!:1<1'111'1: IF BIRD 5Plt:ES -~ AT CAIIOP'r' AND PARA!'!:T PERIMETl:R §REEN B/11-P!t+S GQPE NQJES, I. A l'EA"MR RESISTANT EXT. 1W..L AND FOl.tlDA110N EN\IELOPE 5HA!.L EIE l'l<OVIDED. 2. SFRINKLEl<S 5HA!.L EIE DE::16NED TO Pl<EVENT SFRA"I' ON 11-E 6.Jll.DINIS. 3. EXTERIOR erTI<IES AND OFENINISS SHALL EIE OE516NED TO Pl<EVENT l'IATER INT1<1.1SION. LINE OF ROOF -'---+--__,,,. _ ,, 4th FLR 3ro FLR 'tc 2nd FLR -~...- '"·" F.F.E. I I --.__,.;•· :c .· NOTE: ARCHITECTURAL FEATURES EXCEEDING 45'-0" SHALL NOT BE USEABLE IN ANY WAY NOR SHALL THEY BE ASSOCIATED WITH THE UNITS BELOW. ,., :··. • ... ,-·· '·' ·. ·:; "·· ..... . .-. ·.-.... _ .. ·.• •. ···•····. . •-· .. ·:._:·, .. , , .. :•;-_,,. '""' :• .•. ,:·: .. ' ,· 11 I: ii 11 Ii • fT71 i 1·1 I: i: :I I' '1 !j '( i . ... ·. . ' '· ,· .- ,,, •.. ," ' .,. .. , •··. .,--. =.-. ·.' . _: ',, '.-- 1=1-·1 'I~ -. E = I'~ -·~ :E SOUTH ELEVATION @ DECORATIVEPARAPETCAP ----------------------------~ © ACCENTSMOOTHSTUCCOTYPICAL ------------------------------~ @ ACCENTSMOOTHSTUCCOTYFICAL----------------------------~ ® DECORATIVEMETALPARAPETCAPWITH ----------------------------~ "HALO" LIGHTING @ HORIZONTAL COMPOSITE PANELING ---------~ LINE OF ROOF ----+--,- 4th FLR (D(j) DECORATIVE MULTI COLOR TINTED GLAZING ----+- ® DECORATIVE GREY METAL TRIM ----+-1---~ 2nd FL @ DECORATIVE COMPOSITE PANELS ---L---1~ @ SMOOTH CONCRETE PLANTER SEAT WALL CAP WI DECORATIVE STONE WALL FINISH TO MATCH BLDG. F i i NOTE: ARCHITECTURAL FEATURES EXCEEDING 45'-0' SHALL NOT BE USEABLE IN ANYWAY NOR SHALL THEY BE ASSOCIATED WITH THE UNITS BELOW. CD © STOREFRONT GLAZING SYSTEM _________________________ _} DECORATIVE NATURAL STONE ___________________________ __., BASE WITH STONE CAP • • ,1 !I ii ,, ii i.1 ~-=' - @ DECORATIVESTONE _________________________________________________ ___; r I • • u ''"' i I Ii Ii . ·• •. • 0 4' 8' SCALE: 1/8" = 1'-0" ....;....;.~.=.;:;f5-=-T..=.;;;EL~E~"-'-'J\=-=-=-TJ-=-ON::.....a,..__.. ______________ 0L• 40 8' SCALE: 1/8" = 1'-0" 16' l ....__+---LINE OF ROOF 16' CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk Avenua,Sulte250 Carlsbad, Callfornla 92008 1760-481·7775 ~760·!31·7565 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPER1Y OF MM ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS . z 0 V) -0 <( uJ 6 ~ ~ 0 .. 0 0 z <( <( c:c z Ci1' V, --' lJ Ci1' <( Lt") L) ~ ~ lJ LU I I- PRELIMINARY -N.oT FOR C.ONST. Date, 4/50/15 Pro Je~t, THE 6RAND MADISON File, AS.I-2 Revlolono, & PLANNING-REVIEl'I I t>-I0-I5 ~ PLANNING, REVIEl'I 2 1-14-15 & PLANNING, FINAL q-I4-I5 A,_ PLAN REVISIONS q+lt> &',, PLANNING-REVIEl'I ll-2B-lt> & PLANNING-REVIEV'l 2-4-11 Sheet Title, BUILDING ELEVATIONS A3.1 @ EARTHTONESMOOTHSTUCCOTYPICAL ------------------------------ CDCD ® GENERAL NOTES A. ALL PAINT COLOR GlfAA5E5 TO OGaJR AT INSIDE CORNEl<S UJW. a ALL PAINT FINISHES AF1E TO Ell: FLAT IH.!=6 N0'1l:D OT1£Rl'IISI:. C.. T.OP. • TOP OF PARAl'Ef =ATION. D. F.F.E. = FINISH FLOOR B.EVATION. E. A '11:ST 5Alf'LE OF 1l£ f'ROP05E1' EXTERIOR COi.ORS SHALL Ell: Al"PLIEP TO AN AflfA OF 1l£ 8UILOIN6 1,,0C,ATEI) IN DIRl:c.T NAll.l<AL Ll6HT ANO 1l£ 5AMFLE SIIALL Ell: 1.,6,RSE ENOU9H TO e... IC I :e.lTATIVE OF 1l£ FINISHEC> COLOR 5c.li:M!:. 'llllS SA"f'LE SHALL Ell: IN51'Ec.TEl1 ANO ~ I!'( 1l£ l'LAIININ6 DIVISION PRIOR TO PAINTIN6 OF 1l£ emi;e lllJILOIN6(S/. IF DETERMINED NEGGeS •RT' UPON IN51'Ec.TION, 1l£ COLOR SQEME MAY Ell: l<fGIJIREP TO Ell: MODIFll=P AT 1l£ Dlsc.RErlON OF 'l1lE PI.AN'IIN6 DIVISION C>IREc.TOR 1l£ APFL\c.Allr~ !SHALL Ell: RESONSllll..f TO GONTAc.T 1l£ Pl.Jlll<IN6 DIVl5IOII FOR INSFfCTION. GLAZING KEYNOTES • VISION 6LAZ6 (DUAL P~ • ·,u i EREP .,,;tON 6LAZ6 (DUAL P~ • SPA)IC)l;f:L 6LAZ6 COLOR SCHEDULE STONE TILE 0 NAll.l<AL DRIFll't:100 TONE ve:mc.AL ORIENTATION i5RCU1" COLOR TO Ell: t>ElERMINED TAKTl-PANEL ® DECORATIVE CONC,l<c!E PAIELS ~ NAll.l<AL l\i!OS04P LfN6'11l5 Vl'Rf -KIO 0-5HADE PATIERN !'e't e.EVS © SM001lf S'1UCCO COLOR ii -SHERJl'IIN l"IILLIAMS. SWT6!!5 -T ,ltll'ETOIIE r.::-, 5MOOTlt 5'11,ICC,O COLOR tt.2 • SHERJl'IIN l"IILLIAM5, \!:,/ 51'161i36 -HARMONIC. TAN © c.oH'OSITIZ 51DIN6 COLOR ti! -JAMES IIAADI& HAADle=l,,,l>.)IK 1-H' SIDIN6 -c.El).AAMILL -C,OlOI<, l'U!UMN TAN I?, c.oH'OSITIZ SIDIN6 COLOR tt.2 -JAMl3 IIAADIE, VJ HARtlle=l,,,l>.)IK 1-H' SIDIN6 -c.El).AAMILL • C,OlOI<, KHAKI ~ I r,;-_ c.oMl'OSITIZ SIDIN6 COLOR tt.2 -JAMES IIAADIE, 1.::.,1 fW!l)IEPLA)IK 1-H' 51DIN6 -c.El)MM!Ll • C,OlOI<, T1MEle. BARK --, ® METAL HJLLIONS /'IRIM AGGBIT5 • VAl.!il'M ~ FLURoPON c.LASSIC. II, GIIAMPA6NE 150LP 0 PP6 6LAZ\loi6 -VISTAc.OOL PAc.lFIC.A /DUAL P~ 1YPlc.AL FIELO 6LAZIN6 LOC,ATION5 0 PP6 6LAZ\loi6 -SOI.ARGOOL SOLAR6RA'f (DUAL P~ T'l'PIC.AL Ac.c.00 6LAZIN6 L.oc.ATION5 © NAll.l<AL STONE BASE AIO C.H' NAll.l<AL ADJAc.ENT COIITRASTIN6 STONE APPIIJQNAL NQJS; I I I. ALL ROOF MCIUtllcC) MEGH. EQJIPMEIIT TO Ell: sc.FeE1ED l'll'lll BLD6. PAAAFl:T. 2. FeFl:R TO BUILPIN6 SECTION SHEETS FOR ADDmONAL \/ERTIC.AL DIH:N5ION INFO. 5. ALL elJILOIN6 Sl6NA6E IS TO Ell: I.NlER A se=H>.Ai!: Pe<MIT. 4. ovtlER / GOIIIRAc.TOI< TO Ill:ll:l<MIIE IF 61!'etl SPIKES AF1E ~ AT C.ANOP'f ANO PARAl'Ef PERIMET?:R 6Bffll B/ILDINIS CQPE tlQJS, I. A 1'£A11£R flfSISTANT EXT. IW.L ANO FOl.tlt>ATION ENVELOPE SHALL Ell: PRDVIDl=P. 2. SPRINKLEFIS !SHALL Bl: DESlvta:> TO Pl'iEVcNT SPRAY ON 1l£ BUILPIN6. 5. EXIERIOI< ENmlES ANO OPENINISS SHALL EIE DESlere, TO Pl'iEVcNT l"IATl:R IN11'11JSIOII. @ HORIZONTAL COMPOSITE PANELING ---------~ I.---··-=-· LINE OF ROOF ---e-.../ @ DECORATIVE METAL PARAPET CAP DECORATIVE MUL Tl COLOR TINTED GLAZNG DECORATIVE HORIZONTAL COMPOSITE WOOD 'k---- @ DECORATIVE GREY METAL TRIM---+-+--~ FUTURE TENANT SIGNAGE UNDER SEPARATE PERMIT © DECORATIVE NATURAL STONE ---t--t----.._ BASE WITH STONE CAP EXIST. FIN. GRADE ELEV. 51.6' CD STOREFRONT GLAZING SYSTEM ----------------------------' DECORATIVE LIGHT FIXTURE ____________________________ ../ -----'--·-·--·· ··--·-- I --· -·---· ' NOTE: ARCHITECTURAL FEATURES EXCEEDING 45'-0" SHALL NOT BE USEABLE IN ANY WAY NOR SHALL THEY BE ASSOCIATED WITH THE UNITS BELOW. @ DECORATIVESTONE ______________________________________________ _./ NORTH ELEVATION -~----- 4th FLR _____________ ...q fa! 3rd FLR NOTE: ARCHITECTURAL FEATURES EXCEEDING45'-0" SHALL NOT BE USEABLE IN ANY WAY NOR SHALL THEY BE ASSOCIATED WITH THE UNITS BELOW. ~----~--------- :~ =· .. · .. ··.• .. ·.····.·.= .... ·.·.•-1·· .. _.-" ' •,, . ·-. > -,-; : _,, --, .:,::-, __ .. :/'>""''.:'. , . , • . . , ,• ., , , . -... -,• . ·.. . , , •. ..•. a.,, ,. ' . • • ' . ,. ' -· ' _ .. ...::_.,: I \ DECORATIVEMETALSECURITY _______________________ .1 GRATE TYP. ALL EAST ELEVATION . :. -.- WALLAREA=1200SF:,.. OPENING AREA= 540 SF 45% OPEN AREA a 4' 8' 16' .... ! SCALE: 1/8" = 1'-0" L, i i ; ' ' H: I I ' H~ a 4' 8' 16' 11' SCALE: 1/8" = 1'-0" CT 15-04(A) / RP 15-06 (A) MAA Architects 2173 Salk A.venue,Sulte250 Carlsbad, C-alifornia 92008 !780-431-7775 ~780-431-7585 ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE DRAWINGS ARE THE PROPERTY OF MM ARCHITECTS AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECTS. z 0 V) -0 <( • LU 6 ~ ~ 0 .. 0 0 z <( <( cc z ~ V') l:> __. ~ <( LI") 6 ~ ~ lJ LU I I- PRELIMINARY -NOT FOR CONST. Dc,te, 4/50/15 ProJee.t, Tl-IE eAAND MADISON FIie, 0611f>-A5.l-2 Revisions, ~ PLANNING R!:VIEY-1 I f>-10-15 ~ PLANNING Rl:VIEY'I 2 1-14-15 &, PLANNING FINAL q.14-15 .&,. PLAl'I Rl:VISIONS q-l-lf> &, PLANNING Rl:VIEY'I ll-2e-lf> &,. PLANNING Rl:VIEY'I 2-'1-11 Sheet ntle, BUILDING ELEVATIONS Sheet Number, A3.2 CONDOMINIUM NOTE: THIS IS A MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECT70N 2125 OF THE CIVIL CODE OF THE STA TE OF CALIFORNIA AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT. THE NUMBER OF CONDOMINIUM UNITS IS 12: 11 RES/DENT7AL UNITS AND 1 COMMERCIAL UNIT. LEGEND PROPERTY BOUNDARY EXIST7NG WOOD FENCE FINISHED FLOOR ELEVA T70N EXIST7NG SPOT ELEVA T70N EXIST7NG CONTOUR EXIST7NG WATER METER PROPOSED SIDEWALK PROPOSED FLOW PA TH PROPOSED ASPHALT CONCRETE PROPOSED ASPHALT OVERLAY PROPOSED STORM DRAIN PIPE PROPOSED STORM DRAIN BOX PROPOSED SPOT ELEVA T70N TOP OF WALL FINISH GRADE EXIST7NG OVER-HEAD UT7LITY EXIST7NG WATER LINE EXIST7NG SEWER LINE EXIST7NG STORM DRAIN PROPOSED STORM DRAIN EX/ST7NG SEWER MANHOLE EXIST7NG FIRE HYDRANT EXIST7NG WATER METER PROPOSED WATER SERVICE & METER PROPOSED SEWER LATERAL PROPOSED /RR/GA T70N PROPOSED GAS LINE PROPOSED FIRE SERVICE PROPOSED FIRE HYDRANT CARLSBAD MUNICIPAL WATER DISTRICT STANDARD DRAWING CITY OF CARLSBAD STANDARD DRAWfNG FF 45.6 x44.4 _.,.-----------45_........ D ™ f½1//21/M ---so--- --OH --(\,/)-- --(S) --- --<SD) -- SD SMO FH t:e:::] ----1@ ---o-----@ ----1® -----j(D -D--@ --(f) FH ... C.M. W.D.S.D. C.C.S.D. THE APPROVED GRADING PLANS WILL BE REVIEWED FOR CONFORMANCE WITH THIS SITE PLAN. CONSTRUCT70N CHANGES MAY BE REQUIRED BY THE CITY ENGINEER TO CONFORM TO CURRENT ENGINEER/NG STANDARDS AND POLICIES, IF SIGNIFICANT. SITE AND BUILDING MOD/FICA T70NS ARE PROPOSED. R/W 20' R/W VARIES C1L VARIES VARIES 4' VARIES il,4RIES VARIES --. , .4,_•,·.•.·: -~:. EXIST. AC PVMT_/ ""--EXIST. AC PVMT EXIST. CONG. SWALE ALLEY N. T.S. R/W 10' VARIB' ~ ........ I )\1 I I :, ••.. J EXIST. 6" CONG CURB & :JUTTER TENTATIVE MAP FOR CONDOMINIUM PURPOSES \ ~ ~~.~ r 'v V, '-' \ r. 0 60' C/L 40' 40' 30' 30' VARIES VARIES --. ~ EXIST. AC PVMT MADISON STREET N.T.S. r. :.J \ x50, 0' .,~ L~ \ X 49.5 -¢- R/W 10' Asph. VARID- , ... .'.•j . ·,_. ~ ' .. EXIST. CONG. SIDEWALK THE G V MADISON s :.J \ 9.3 r 0 \ s CJ R/W 15'± VARIB' ~ . -.... -.. . . -~ EXIST. 6" CONG CURB & GUTTER ...... :•._ / .. / / / / / /x 50.2 / \ 100' C/L 70'± VARIES - / \ 1/, /, /, 0 0 \ X 50.3 VARIES - 15'± VARIES ~ ,, -.-... -:. . I· .• -;J .. ~ EXIST. AC PVMT GRAND AVENUE N.T.S. X 5].5 Asph. R/W EXIST. CONG. SIDEWALK 20 10 0 20 40 60 -------SCALE: 1 • = 20' KEYMAP ' X • SHEET INDEX SHEET 1: SHEET 2: SHEET 3: SHEET 4: SHEET 5: SHEET 6: SHEET 7: T7TLE SHEET, KEY MAP & NOTES 1ST FLOOR PLAN 2ND FLOOR PLAN 3RD FLOOR PLAN 4TH FLOOR PLAN SITE PLAN ROOF DRAINAGE & DMA EXHIBIT NOTE: THIS IS A TENTA T7VE MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECT70N 4125 OF THE CIVIL CODE OF THE STA TE OF CALIFORNIA. THE PROJECT CONTAINS A MAXIMUM OF 13 AIRSPACE UNITS. APPROVED THIS IS THE APPROVED TENTAT7VE MAP/SITE PLAN FOR PROJECT NO. __ PER CONDIT70N NO. __ OF PLANNING COMMISSION RESOLUT70N NO. __ PLANNING DIVISION DA TE ENGINEERING DIVISION DATE CT 15-04(A) IEGALDESCRIPIION RP 15-06(A) LOTS 13, 14, 15 AND 16 IN BLOCK 49 OF CARLSBAD TOWNS/TE, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STA TE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 2, 1888. OWNER'S CERTIFICATE WE HEREBY CERT7FY THAT WE ARE THE RECORD OWNERS OF THE PROPERTY SHOWN ON THE TEN TA T7VE SUBDIVISION MAP AND THAT SAID MAP SHOWS ALL OUR CONT7GUOUS OWNERSHIP IN WHICH WE HA VE ANY DEED OR TRUST INTEREST. WE UNDERSTAND THAT OUR PROPERTY IS CONSIDERED CONT7GUOUS EVEN IF IT IS SEPARATED BY ROADS, STREETS, UT7LITY EASEMENTS, OR RAILROAD RIGHTS-OF-WAY. OWNER: PA TRICK SMITH, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY 2609 OCEAN STREET CARLSBAD, CA 92008 BY: SEA 8/SQUIT, INC., A CALIFORNIA CORPORA T70N, AS MANAGER OWNER: BY.· PA TRICK W. MCQUIRE, PRESIDENT AND SECRETARY. DA TE ENGINEER OF WORK ~ K& 5 ENGINEERING, INC. ~ Planning . Engineering . Surveying 7801 Mission Center Court, Suite 100 San Diego, CA 92108 (619) 296-5565 Fax (619) 296-5564 BY: KAMAL SWEIS, RCE 48592 DA TE PROJECT INFORMATION STREET ADDRESS: 725 GRAND A VENUE, CARLSBAD, CA ASSESSOR'S PARCEL NUMBERS: APN: 203-303-21 SITE ACREAGE: GROSS ACREAGE: 0.32 ACRES (14,014 SF) EXIST7NG ZONE: VILLAGE REVIEW (VR) GENERAL PLAN: VILLAGE (V) NUMBER OF LOTS: 1 LOT MINIMUM LOT SIZE: 7,500 SF SETBACKS: LAND USE DISTRICT 1 -CARLSBAD VILLAGE CENTER BUILDING AREA: 12,211 S.F. CONTOUR INTERVAL: 1' 87.1% LOT COVERAGE TOPOGRAPHIC SOURCE: INLAND AERIAL EARTHWORK QUANT7T7ES: 700 C. Y. CUT/ 0 C. Y. FILL / 700 C. Y. EXPORT REMEDIAL QUANT7T7ES: 520 C. Y. A VERA GE DAILY TRAFFIC: RESIDENT7AL: 8 ADT/UN/T X 11 UNITS = 88 ADT COMMERCIAL (RETAIL): 40 ADT/1000 SF= 0.04 X 5,057 GROSS S.F. = 202 ADT TOTAL ADT = 290 ADT SEWER: CITY OF CARLSBAD (13 £DU'S @ 220 GAL PER UNIT) SEWER USAGE: (EDU} = RESIDENT7AL: 220 GPD X 11 DUX (1EDU PER DU) = 2,420 GPD COMMERCIAL (RETAIL): 1 EDU/ 1800 = 4,600 SF/ 1,800 = 2.56 X 220 GPD = 563 GPD TOTAL GPD = 2,684 GPD WATER: CARLSBAD MUNICIPAL WATER DISTRICT WATER USAGE: RESIDENT7AL: 250 GPO X 11= 2,750 GPO COMMERCIAL: 0.23 GPD/SF X 4,600 SF= 1,058 GPD TOTAL GPD = 4,395 GPD = 3,808 GPD / 1,440 = 2.64 GPM SCHOOL: CARLSBAD UNIFIED SCHOOL DISTRICT GAS & ELECTRIC: SAN DIEGO GAS & ELECTRIC COMPANY TELEPHONE: PACIFIC BELL TELEPHONE COMPANY CABLE: T7ME WARNER CABLE FIRE: CARLSBAD FIRE PROTECT70N DISTRICT CONSTRAINTS INFORMA T70N: NO CONSTRAINTS EXIST ON THIS PROPERTY DRAINAGE DISTRICT: A (N.W. QUADRANT) COSTAL ZONE: NO BEACH OVERLAY: NO BUILDING HEIGHT: 45' MAX PARKING: ON-SITE: 23 SPACES 1 HANDICAPPED SPACE NOTE: OWNER TO MAKE ARRANGEMENTS WfTH THE CITY TO COMPLY WfTH COMMERCIAL PARKING REQUIREMENTS VIA VILLAGE PARKING IN-LIEU FEE PROGRAM WHERE APPL/GABL£ SHEETl OF7 10 0 10 20 -----SCALE: 1" = 20' 30 . () () ~ U) () () ~ "<;f"" m z TENTATIVE MAP FOR CONDOMINIUM PURPOSES THE G V MADISON ,------------N55~51'3€1E 13'1:81-1--7 ,--------7 I ,-, I I -I I I ~ 7 I I I I ' ,._._,,. , ,_ ... ,:...:·..:·:;:. _: : .. ·: -; -'.•.:' ·:-__ "..-;-"; ?:·,-·_ ... ;,.\-.: .,-.·:: :, ·-:. ;~ .. --.. :":~:,._:. ~ ·:_"':. ~ <' :.~-. :; ;:; ~ :20' tall / 8 ' -I Pl.ANTER _,_ ---' " --., ' ---\ I I ' -.. I --II ' --' \ .., -'I\ --II --·' \ --· ·--.;, _ ~a.MME-Ref AL RETAIL \ II ~ I -I I --1 -,, '-~---[t, c--\ i ---1 I --l-----V -• • ' \ I ""' ' I I ,, \ 2 II ~ .. \ II \ II (f \ I L.INE OF \ ''."·/··-. ' .. , .•. , , ... BUIL.DIN6 .. I . V'lAL.I.. A60vE \~ II ·• \ II : \ II - ._ .. _. -, .. . -.... -.· ... .. ;.~-,,··. .",' --:;., .:-·'• .. ·--.'• . ,'' . .i. ' . .... , .. '·-. .-.. ,, -•-,_ . .-•,_,-: .· :·•: "~. ,. J -·. _; •• ;; •" -~-",, •-••, •. :-.-'· •; :,r. _.i ,;;;, ;•_ .•:·,; • ' N . k,, -. . () t . \ I () ~, • 4 I II - -.::., . ~ -. II :.c \ I ~ \ .. 111 :.......· I -- I :¢ - \ \ --() I \ 19 y-~l2C.--lT-c--7oc-----1-------,-c---b-C --5 C,---... ---•------ I •/ Cf C, e C, ~ \ ' . I \ \ II -.;;;t- I ,. \ m \ II I \ ..J z ---COVERED PAR.KING II I ~ \ --II --SPACES ,_,,.,......,. \ --20 ;,: ---II \ ----II 1>-:·:,. .. . , __ . .. \~-~-~ ·._.: ;,,. -~--,, -.. ,:.: .-.I•. ........ ;, ·-, ' ,;, -. --~ '. :P::. II I ., I : MAIL LOBBY -< I I ,_ 451 Sf I al~-' I ...... ,-, I "' 14~ I \J .. • aev . I /I l:{;l)IP. ' I rt ~ I .... ' I I . Pi.f'NT ' I I I I I I I I : ' ~ '· I I : st.~.,t:1: S.P,i I I I I ! I I i I ! I I 0 L_ t-·: ~-.:. . :: . ·:-,-,•,•·-::·-,;1-,---·;,. <-;. :-.. '., :.-, .· .::·•. ~, -., : a.fl,. ' 8 RA151:D PL.AN1ER ·;. "-. ,'·•,-. .. ~ .. 15 lb 11 Ie l<f 20 ._,._ -· ... --~-·· ···• -', .. _._., , ., . ,. .. --· -.-. : . ... ' : . '•. .. ~:-.•-· •-·-• "·-·'"''" ... .. ., N55~51'55"E 13C:, 88' L II II II II / II / "' ' ' . .. ' RJ;CYC,1 i:.> ./ -; [ ' ' ~-,-v TRA5H 5TAIR2 " -~ •,· • ,,,,•·,,• ·d." •· •' • . . . ,. ' :·.' :, . '·. •,._.,,-. •;, . l I FIRST FLOOR -COMMERCIAL APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. __ PER CONDITION NO. __ ,OF PLANNING COMMISSION RESOLUTION NO. __ PLANNING DIVISION DA TE ENGINEERING DIVISION DA TE CT 15-04(A) RP 15-06(A) SHEET20F7 10 0 10 20 30 ------SCALE: 1" = 20' TENTATIVE MAP FOR CONDOMINIUM PURPOSES 01 C) I ------------I I -a. .. 1 I 1---l I I r • I I I ! , I i i I I / I I I I I I I - I '-Jil L_ THE G V MADISON OINlll6 -I I c= ., ( ,\ 1'£DRM2 ,J ~ \\ c_0,~ , '-I . , / .... / .... r--. .. / .... i/ "· ,/ .... / I'-. / . ' ... ¥ --' PLANTER ' ~ r ' 8 I I , L.-- / ·, I ' ' ...... ' I " . • -' ' I I I;' ..... . / ~ -/ .... I - < \ \ \ \ ! \ "I' i/ ---- ~ -~ /i SEAT \ \_ $TOFll>6E'"-...l.-+----l---+-L-..L..ll ~ 1'£DRMI ,..,. / \ 1;' \ ' ; ' "--1~ "' ' ------------------ ---------------- 5TAIR2 SP.o --, / , =~"" ..._ -.... -.... -----~--..._ -.> / -- - N C) I C) I :S::: L --------~========_=_=_=_~==c:::=::::' :='t,_'.=~oo~.======_=_= _==_=======-==-=-======_=_=_=_=_=====f:1~~ 5TAIR2 -00 ,,. &' ------ N55Ye51 155 11E 13'1.881 SECOND FLOOR -RESIDENTIAL APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. __ PER CONDITION NO. __ OF PLANNING COMMISSION RESOLUTION NO. __ PLANNING DIVISION DA TE ENGINEERING DIVISION DA TE CT 15-04(A) RP 15-06(A) SHEET30F7 10 0 10 20 30 ------SCALE: 1 • = 20' TENTATIVE MAP FOR CONDOMINIUM P[Tf?.POSES -I - () I () :s:: lf) I () I () ~ -q-- ~ I I THE G V MADISON 1 / 1\ // --4 -----' --I C I \ I I I I I \ LIVIN6 \ I I I I I I I _a \ -----\.-__ _ CONDO UNIT 5 3 BEDROOM 2,056 S.F. a. - I wool / - l ___ , ----I \ DININ6 \ I J I ---1.----- ~ -,..i __ f ..... \ ---- I I• Al /I• A• -, -. \ ' CONDO UNIT 6 2 BEDROOM 1,385 S.F. - \ \ 131:DRMI / 8 ~- / f7 ,O==!c:=''tJ a----t--+---+--+---+--+--+-t--+--+---+--h?----1 / 1--->--H~iiiiiiiiiifii" / I a£¥. II TOR 1---+----+-U!., ;"\ \ \1 I 1 I I I i _,.,_uT..1 ST ~I~ I I I l I I ., ' . ------------_,7 DININ6 ( ,-1 / ' / ✓ ---?----\ ---- :D'ECK --------//<f45.F. -- / --- DININ6 ', I I , ,/'I PLANTER 131:DRM I , / ' ' -.. CONDO UNIT 1 3 BEDROOM 2,084 S.F. LMN6 l lfa: \., ' ( -\ -, IX " I//\ , / ' / "' OPEN TO BELO~ --' - \ \ \ ,,/ / I' I I\ , \ I \ I \J ~ "11 ' -+-• -~ - STAIR.2 s<>.o I I I I I I I I I I I I : I ' I I I I I - N C) I() I :S:: i' ' PLANl'ER 6ELOY'I I I L ," 11 ----------~==-==--'=_"=="=='==_::§_t=300~::::..e--__ -----------_-_Le=.==_==~----_-_J~_J THIRD FLOOR -RESIDENTIAL APPROVED THIS JS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. __ PER CONDITION NO. __ OF PLANNING COMMISSION RESOLUTION NO. __ PLANNING DIVISION DA TE ENGINEERING DIVISION DA TE CT 15-04(A) RP 15-06(A) SHEET40F7 10 ~-0 10 20 SCALE: 1" = 20' --------~------ TENTATIVE MAP FOR CONDOMINIUM PURPOSES -- () () 30 ------------------------------- ' -I I I THE G V MADISON N55½i51'36"E 13ct.81' '1 ,--~---_-_-_:-_-_-_:-_-_--_ --_-_-_-_ -_-_-_-_ -------------------------=-~,~ J -----------------------~----~ I ] ] \ r~ I i I DECK ~~-I I //'14 5.F. ]] \ '--- ]] ~~~~- =,=====I I -//'145.F. ~---\\1 ! ~ /---CONDO UNIT 10 2 BEDROOM 1,258 5.F. DININe I I OEC.K :((90 5.F. , / )114 5.F. ~ ~ . / ' I ~ / < ' . -' ' ) .---! I/ I kl / " ' / ' ' / PLANTER , I / ' -' / • v / \ : \ I I i I\ i \ 8 , , \! \ ' ' '\,_ 11 l / ' \ I \ J Lf ½ ' • c..-,,cv -~ -- i 5TAIR,i I I a£V.11H!:TOR ) ~~("-1\-L-JI OPEN TO BELOri i A s .o:: t--+----t-1'-'1, 11'---H~t~tt~+i~i ... 1 .L:i11 STOPHc re ~: p ! r=,1~Irv~·1 ! ! Clll+.1>1I,1 " STOPHc/ 1 Iv STAIR 1 1 1 S.P. ROOF I ' 0 ~ '--\L-_J I 6ELOl"l : I -N () I() I 3:: ST~\. i, \ PLANTER 6ELOl"l I I L ----------'~=-=-=--===:=bc~~'o~oo~~e------~~~---~~ ---~~~~~~~~~~~====-I--_-_-_ _JJ I = -------------:__J N55½i51'55 11E 13ct.88' FOURTH FLOOR -RESIDENTIAL APPROVED THIS IS THE APPROVED TENTATIVE MAP /SITE PLAN FOR PROJECT NO. __ PER CONDITION NO. __ ,OF PLANNING COMMISSION RESOLUTION NO. __ PLANNING DIVISION DA TE ENGINEERING DIVISION DA TE CT 15-04(A) RP 15-06(A) SHEET50F7 10 5 0 10 SCALE: 1" = 10' TENTATIVE MAP FOR CONDOMINIUM PURPOSES THE G V MADISON SITEPLAN / v ~ I :,, ~ --------------------------------------------------------------------- ~ "' v ~ :,, ~ I . I . I . -,-../----<'!,;;:;..--,,._: EXIST. 10" VCP -+--=---t~ -~~~-e,,-----e,-..---t:S) -(,C J -cs,,--S-EWE-'iR'iifli""'D.;.;W_;G.;.;.11_8-_9.,.(3.,)----<S) ----------' ) . I I ------------------------- CT 15-04(A) RP 15-06(A) ---------------------------- cs CS) (',/)0 +--(',/) --(',/) -8 (1 e---(',/) --',/) --Cw)-+--(',/) --Cw) --(',/) --Cw) --(',/) --(',/) --(',/) --__ Cw)--Cw)--(',/)--Cw)--(',/)--(w)EXIST.12"S~ __ c't,,-~-Cw)--Cw)--Cw)--Cw)--(',/)--Cw)--Cw)--Cw)--(',/)--Cwl• ~-Cwll--,._=-) --(',/) --(',/) --(',/) --'--c--(',/) --(',/) --'.--(',/) -- B -w ~ :z: 0 en -Cl c::::( ~ 20 0 I ~ ' :,, "'~(, : ~ $~~I \$· ~ :,, ~ -:,, 1 "'"",5, -:,, ~ -:,, ~ :,, lCURB OUTlET-TYPE A 3@ 1% PERSDRSD D-25 "'~I Q•0.46 CFS ~ ~ ~-,:!: ---',,-...c::i ~" ~~Ii 1:i -:,, ~ ' 0 ¼P"' 0 < -.. . •.I;· , .. ·. .. .,.. < ·:-.: ;1 . ·< I • • .- <' ::,.. , . ) ' -, I · .. .,. ,.. --~-·: "·J ,. '" ... . . =,; • ; • -, ,.. . . ·o_. ,-.:: ~-... < 5 ;·: '. -' . I ~. -- 0 ' ' FF=49.34 111 11111 I 111 111 I 11 I "' 1~-~ SEE FLOW THRU PlAN ER ON HISSHEET ' 0 ~- \ \ ___J ·-. ·--· ... /// / FF=S0.75 DEEPENED FOOTING --,. --. .. . . .,, .~ ....... .•· .. ·-:.-: ,: ,. '. :-. 46.93 T 46.431 OIJTlET O SEWE PER Bl G. PLANS A N 55"57'55" E 139.88' A STEMWALl PER ARCH. PLAN -,_..,>~-· . .-,-, .. '"' ,·. . ,.,, .•· ...... I . \ \ II II "' H-f-----1-----A-~-11, g 0 ll-+--\-,.:..:--11 -I~ 0 __ ! APPROVED THIS IS THE APPROVED TENTATIVE M P/SITE I PLAN FOR PROJECT NO. __ PER NDITION NO. ___ OF PLANNING COMMISSION R SOLUTION I NO. __ _ PLAN 1NG DIVISION DA TE ENGINEERING ' I I I I I I I i I I ! ATE ~ """' ,? ~ ~ \ I I I I I I I I I I I I I BUILDING WALLAND FOOTING PER ARCH. PLAN I' ~ " "' w ~ I ~ " 4'' EX. GROUND fu EX.AC - 2' :_,,,,--- RECONSTRUCT.TOP OF CATCH \ BASINPERSDRSDD-1,D-ll&D-12 \ WI MANHOLE FRAME & COVER OVERLAP & TIE EX. STEEL WI NEW STEEL MIN.12" SAWCUT & REMOVE CATCH BASIN TOP - BUllDING COVERED PARKING SlJ\11 PER ARCH. PLAN GRADES PER PLAN l DRAINAGE DITCH --:::~ I PERDETAIL SECTION A-A N.T.S. 12' s N 1.5' I/ /-, ......_ ,, ,. ··-...._ .,,,..,.-I\, / ~ ............. . ___ ,.,,,. J '\__ DITCH@ TO D-25 SECTION D-D CATCH BASIN RECONSTRUCTION 6" OUTlEI PIPE FROM IN FLOW-THRU BAS __l_ 3" T ENTRY N.T.S. DRAINAGE DITCH/ TRANS TO D-25 4'± BUILDING/ I I ! ENTRY GATE ROUND AC COVERED PARKING 35':!: MOD IRED SDRSD G-12 N.T.S. TRANSITION CURB FAOE 6" TO 8" . Fl ·MIN. GRADE@0.6% SECTION 8-8 W PUBLIC ALLEY 15'! EXIST.4' WIDE GUTTER l"DEEP ~ SECTION C-C BLDG. ENTRY@COVERED PARKING N.T.S. P/l PJW NOTES Ali EXISTING UTillTIES SHOWN HEREON PROVIDED BY OTHERS. K&S ENGR. DOES NOT WARRANTY IBEIR ACCURACY. CONTRACTOR SHALL VERIFY Ali CONNECTION lOCATIONS AND ElEVATIONS PRIOR TO CONSTRUCTION. SEE DEMOLITION SHEET FOR LOCATION & DISPOSITION OF BUaDING, STRUCTURES, ETC. SEE LANDSCAPE ARCHITECTURAL PLAN FOR DISPOSITION OF EXISTING ONSITE &ADJACENT LANDSCAPE FEATURES, INClUDING TREES, HEDGES, & PLANTS. SEE ARCHITECTURAL PLAN FOR FlOW-THRU PLANTERS lOCATEO WITHIN BUllOING. CURB DATA NO. BEARING/CURVE DIST. RADIUS (1) N 33'52'24' W 12.56' 0 N 55'51'49' W 61.96 0 Ci, 0 68'56'19" 11.43' 9.S 0 Ci, e 100"38'45" 1.76' 1.0' 0 N 33"55'04" W 6.86' TYPE G-2 G-2 G-2 G-2 G-2 SHEET60F7 W-\data-w\PR0JECTS-W\15-008 725 GRAND\dwg\ TM -\ 1004-1354-SHT-3KS 016.09.06.dwg Feb 13, 2077 -9:43am 10 20 30 SCALE: 1" = 10' TENTATIVE MAP FOR CONDOMINIUM PURPOSES THE G V MADISON ROOF DRAINAGE & DMA EXHIBIT 1,------------------------------------------ I I I I I LEGEND DMA 1 -ROOF AREAS DRAINING TO 4TH FLOOR PLANTER -------- DMA 2 -4TH FLOOR AREAS DRAINING TO 3RD FLOOR PLANTER ---- DMA 3 -2ND FLOOR AREAS DRAINING TO 1ST FLOOR PLANTER ---- STAI l<OOF BEL.Ori TOP OF 24"X24" CATCH BASIN DEEP R001ED, DENSE, DROUGHT TOLERANT PLANTING SUITABLE FOR WELL DRAINED SOIL 5" FREEBOARD '!l---4" PONDING '11'--2" MULTCH --tt----18" ENGINEERED SOIL MIX* 3" PEA GRAVEL -j_ ___ -:;,bJ:$~~--10· DEPTHOF 3/4" CRUSHED ROCK FOR STORAGE IMPERMEABLE LINE THOUGHOUT BOT 2-4" PERFORA1ED PVC PIPE-~ * ENGINEERING SOIL MIX SHALL PROVIDE A MINIMUM SUSTAINED INFILTRATION RA1E OF 5" /HR. MIX SHALL BE SANDY LOAM TOP SOIL CONSISTING OF 50% SAND, 30% PLANTING SOIL, 20% SHREDDED HARDWOOD MULCH. ROOF DEGK A ri I I I I I I I I I I I I I I I I I I l.!: __ _ / / / / LEGEND 0 SP. " ROOF DEGK B OMA 1 -ROOF AREAS DRAINING TO 4TH FLOOR PLANTER -------- DMA 2 -4TH FLOOR AREAS DRAINING TO 3RD FLOOR PLANTER ---- DMA 3 -2ND FLOOR AREAS DRAINING TO 1ST FLOOR PLANTER ---- FLOW THRU PLANTER N01E: THE FINAL DESIGN WILL BE IN ACCORDANCE WITH TREA llMENT CONTROL BMP'S AND DURING FINAL DESIGN, THE CURRENT APPROVED STORM WATER MANAGEMENT PLAN WILL BE AMENDED TO REFLECT SAME. APPROVED THIS IS THE APPROVED TENTATIVE MAP /SITE PLAN FOR PROJECT NO. __ PER CONDITION NO. __ OF PLANNING COMMISSION RESOLUTION NO. __ PLANNING DIVISION DA TE ENGINEERING DIVISION DA TE I I ROOF DEGK C, OPEN TO BELO~ 00 CT 15-04(A) RP 15-06(A) ROOF DEGK D / / / 8 STAIR ROOF BELOi'i / / / \ \ SHEET70F7 J __ ,,,. ·-------------- THE TWO EXISTING LANDSCAPE ISLANDS LOCATED WITHIN ,cc·:''•;:·::;-,.1 THE PUBLIC ROW ARE TO REMAIN. ALL PLANT MATERIALS AND FEATURES SUCH AS DECORATIVE BOULDERS ARE TO BE PROTECTED IN PLACE THROUGHOUT THE \ CONSTRUCTION OF THE PROPOSED PROJECT. \ LINE OF SITE LIMIT LINE PER CITY OF CARLSBAD'S LANDSCAPE MANUAL ii ; ; ·· fLQW THROUGH RAISED PLANTER TO FILTER SECOND,FLOOR AND ON GRADE SITE RUNOFF ' 8'' :...jJ:)[ i SITE/FIRST FLOOR PLAN PLANTING LEGEND S·. '1 C':: • I c _1 2-.0 ,. f ,--'"-- THE THREE PROPOSED PLANTERS LOCATED WITHIN THE PUBLIC R.OW WILL BE IMPROVED AND MAINTAINED BY THE r-.....__ PROPERTY OWNER 25'-0" -----------__ ,.,.,. --·· /. - ' ·-"-" ---. ~~i ~ ----~~-,-.. ·.:::::>::. -:_··_---------,. . .-.,.< -~_.; __ _ . ' -. ,, l~-- fi-, "-;-',·Yf :,:~\.J. 'f I :ii •. '):>~(~~},£ i ... ,~,-C:A{AX, '77 ,.-,)l"f~ (",-,,·'. ,~ . _-, -i ,,_i;.;,;._ ,..7, ' ,,~ "" :; ___ _.:-".' --"'. I SYMBOL BOTANICAL NAME COMMON NAME QUANTITY SIZE SPACING WUCOLS TREES • Small Scale Accent "'---------+METROS!DEROS EXCELS/A ..--------:-RHUSLANCEA PALM OR PALM LIKE PLANTS ~ ~ PHOENIXROEBELENII w-----'-----+ZAMMFURPURACEA o~ BAMBUSA MULTIPLEX 'GOLDEN GODDESS' SHRUBS -Low Level Accent JASMINUMANGULARE NANO/NA DOMES TICA 'HARBOR DWARF' LANJANAX'NEWGOLD' MAGNOLIA GRAND/FLORA UTTLE GEM' NEW ZEALAND CHRISTMAS TREE AFRICAN SUMAC PIGMY DATE PALM CARDBOARD PALM GOLDEN GODDESS BAMBOO SOUTH AFRICAN JASMINE DWARF HEAVENLY BAMBOO NEW GOLD LANTANA LITTLE GEM MAGNOLIA 3 z 5 16 24" BOX STD. 15 GAL. 15 GAL 10 GAL. 15 GAL 5GAL. 5GAL. 5GAL. 15 GAL ESP. 4' 0.C. 4'0.C 3' O.C. 3'0.C. 6'0.C. M L M M M M L L M /. • < / .;-_,_--_--1~~/-_'_· --·----·-·--····--·-·-·----· . ·-··· ·····-·······--·········--·-··'•.-----'-······. /( " / ,-_,;,] _<] ' ''''' -~ ---~ --· ,--~ ···'"" ;_j" i L r J.~ .. -·.- ' FLOWERING PERENNIALS AGAPANTHUS 'GOLD STRIKE' TRADESCANTIA PALL/DA BEGONM RICHMONDENSIS HEMEROCALL/S '8/TSY' SUCCULENTS AND CACTI PEDILATHUS MACROCARPUS 4 :::. ~z: : / ... . /, -··· '--·-----~ --· _,,, ----·-- ',_. GOLD STRIKE AGAPANTHUS PURPLE HEART RICHMONDENSIS BEGONIA DAYULY DESERT PENCIL BUSH -,'.. ::: - _,,,--t,-- 1 GAL 1 GAL 1 GAL 1 GAL. 5GAL. .. . " 4 •• ~-. GRASSES • Large & Small Scale CAREXD/VULSA LOMAROIA LONG/FOL/A BREEZE PENN/SETUM SPATHEOLATUM ACORNUS GRAMINEUS 'OGON' VINES BIGNONM CAPREOLAJA 'DINGER/NE BEAUTY' THUNBERGM GREGGOR/1 GROUND COVER • Inorganic 2" -4" DIAMETER RIVER ROCK COBBLE (COLOR TO BE DETERMINED) BERKELEY SEDGE DWARF MAT RUSH RYE PUFFS YELLOW LEAVED CALAMUS CROSS VINE ORANGE CLOCK VINE 2" LINERS 1 GAL 1 GAL 1 GAL 5GAL. 5GAL. NOTE: THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECT AND NOT ON A FLOOR BY FLOOR BASIS. PROPERTY LINE, TYPICAL 2' O.C. 2' O.C. 2' O.C. 18" O.C. 3'0.C. 18" o.c. 3' 0.C. 3' OC. 18" O.C. 6'0.C. 6' O.C. '~-- ' ! I M M M M L M M M H M M VL ' i. '·,_/, ~:-• ·,,-_,, ,-1' ,_ ' ii --._,,•~ LANDSCAPE MAINTENANCE RESPONSIBILITIES 1. THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE ROW ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OF THE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE. STATEMENT OF UNDERSTANDING AND COMPLIANCE "I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER" DAEDA ESIGN GROUP 2725 JEFF RSON STREET, SUITE 15B CARLSBAD, CALIFORNIA 92008 (760) 720-9337 10 0 5 10 20 ~~I I_I SCALE: 1 "=10'-0" DATE: 7/2415 40 ! FEET =· I -= 1= ·:•\)•·:. _ _:. 2725 jeffer.;On Stre~t, suite :1 Sb ·, carlsbad. ca·s2oos phone: 760.720.9337 fax: 760.720.9505 STAMP. PROJECT. z " .. V Id) -ll < lJ ' . : ' ll z -< It ' ' I , ' Ill·' ' . JC . I • ' . . . ' . DATE: 04-25-15 SCALE: PER PLAN DRAWN BY: CHECKED BY: ISSUED FOR .. GITY 5UBHITT AL PRELIMINARY -1st GITY SlJBMITT AL PRELIMINARY -2nd GITY 5LJBMlTT AL PRELIJvllNARY -Bncl CITY 5LJ6MITT AL PRELIMINARY -4th REVISIONS SHEETTTTLE J55 J55 5/1/15 6/1]/73 i/;?.4/15 "l/14/15 C,ONC,EPTUAL LANDSC,APE PLAN SITE/FIRST FLOOR 11 PROJECT NO. : 15-004 X 3 ~ D ' D ill I C ~ " m :,: " C ~ i!j ~ I- I ,,. N ' mr t ;========;~O ,, SHEET: L-1 OF __ 4 __ SHEETS " Jl) N ~ ' Q tr N IU I-<( D t .J ~----------~IL --------------------~-------~ -.~~-- ---··0 . . . ' .. ' SECOND FLOOR ! f • I DE'.:K 1 SF -' THIRD FLOOR .------ i ! -~ \\ \,\ ~--_-_, 0=-=· =--=-=--,-----=------== ' ,---===i,•1 C'---------"' ----'" ---;-·"<J:"' . ---r- '· ~-+-----+----~---,---->--'--~---+-~~--'--~ I ~-\ : r---,---c--: '<J ' ' ' ' ' ' " ' . : .:c-v-=:-:' ;::::: --: ' -_-,_____~_-__j__--,--_-__-'---_J___~_____:__---':--r~~;:;;;;;;-;-:;-;;;;;::;;;-;;;;:;;;-:-\-'-----A-----;-----~_'.__~!~;:.:+:: •••-• ~l • FLOW THROUGH RAISED PLANTERS ------··------" _, ...... ---· ;,.,. ----.. ----, ----------====---:------\' • -------·· -• -, '" -----------. . : .. •: • • • • , __ _ ~- •= -----_____ ,. _____ _ +------'---~--------·----- • • • • • • ' i '! ---------·-·~---" ""'" TO FILTER STORMWATER RUNOFF _,_-------, FROM THIRD FLOOR . r· , -. • • • • FLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM ROOF LEVEL • • . ' --' ----=------------------= , ___ - --------•---------' "' -· ' . -------------· -----------. 1 \\ • • • • • ---------------------- PLANTING LEGEND I SYMBOL BOTANICAL NAME TREES -Small Scale Accent '-----------+METROS!DEROS EXCELS/A ,,-------------tRHUS LANCEA ~ ~ PHOENIXROEBELEN!I w------~ZAM~FURPURACEA PALM OR PALM LIKE PLANTS 0- ltflJ7M BAMBUSA MULTIPLEX 'GOLDEN GODDESS' SHRUBS • Low Level Accent JASMINUMANGULARE NANDINA DOMES TICA 'HARBOR DWARF' LANIANAX NEW GOLD' MAGNOLM GRAND/FLORA l!TTLE GEM' FLOWERING PERENNIALS AGAPANTHUS 'GOLD STRIKE' TRADESCANTIA PALL/DA BEGONIA R!CHMONDENS/S HEMEROCALL/S 'B!TSV' SUCCULENTS AND CACTI PEDILATHUS MACROCARPUS GRASSES -Large & Small Scale CAREXD!VULSA LOMARD!A LONG/FOL/A BREEZE PENNISETUM SPATHEOLATUM ACORNUS GRAMINEUS 'OGON' VINES BIGNON!A CAPREOLAIA '/ANGER/NE BEAUTY' THUNBERG/A GREGGOR/1 COMMON NAME NEW ZEALAND CHRISTMAS TREE AFRICAN SUMAC PIGMY DATE PALM CARDBOARllPALM GOLDEN GODDESS BAMBOO SOUTH AFRICAN JASMINE DWARF HEAVENLY BAMBOO NEW GOLD LANTANA LITTLE GEM MAGNOLIA GOLD STRIKE AGAPANTHUS PURPLE HEART RICHMONDENSIS BEGONIA DAYLILY DESERT PENCIL BUSH BERKELEY SEDGE DWARF MAT RUSH RYE PUFFS YELLOW LEAVED CALAMUS CROSS VINE ORANGE CLOCK VINE GROUND COVER -Inorganic 1 Z" -4" DIAMETER RIVER ROCK COBBLE (COLOR TO BE DETERMINED) QUANTITY 3 2 5 1 6 SIZE 24" BOX STD_ 15 GAL. 15 GAL. 10 GAL_ 15 GAL. 5 GAL. 5GAL. 5GAL. 15 GAL ESP. 1 GAL. 1 GAL 1 GAL. 1 GAL. 5GAL. 2" LINERS 1 GAL_ 1 GAL 1 GAL. 5 GAL 5GAL. NOTE: THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECT AND NOT ON A FLOOR BY FLOOR BASIS. 10 0 5 10 20 ~~1 I ! SCALE: 1"=10'-0" -----=---= SPACING 4'0.C. 4'0.C 3'0.C. 3'0.C. 6'0.C. 2'0.C. 2'0.C_ 2'0.C. 18" O.C. 3'0.C. 18" O_C. 3'0.C. 3'0.C. 18" O.C. 6'0.C. 6'0.C. 40 ! FEET WUCOLS M L M M M M L L M M M M M L M M M H M M VL =· ,.9 ~ = 1= . ' . ' ' ' 2725 jefferson street. sUite _15b: , carlsbad,:ca·sioos phona: 760.720.9337 fax: 760.720.9505 STAMP 9/29/15 PROJECT DATE: 04-25-15 SCALE: PER PLAN DRAWN BY: J55 CHECKED BY: J55 ISSUED F.0!!; ; ._,,,,i''i f!P~J' CITY 5LJBMITT AL 5/1/15 PRELIMINARY -15t CITY 5U6MITT AL PRELIMINARY -2nd 6/1'1/15 CITY SL.IBMlTT AL '1/24/15 PRELIMINARY -3nd CITY 5UBMITT AL 9/14/15 PRELIMINARY -4th REVISIONS . ' · ' ,,i , ; ffi & & & SHEET TITLE.: ,, CONCEPTUAL LANDSCAPE FLAN SECOND + THIRD FLOORS I PROJECT NO.: 15-004 SHEET: L-.2 OF __ 4 __ SHEETS i i l l S. ·-. I l ,/ \...._ ,, --....-----,, \\ -,, ·----. ,r,~~ ' ---- ! \) 'c.::~::~~~~~-:_-:=;---·· ,----,----,------ \\, _.-__;::::---·-;;:,:~;,;:if.::::::::::--\----,----c--j----+---:----,--=---;----=- \t .. ---- i -·-···---·--., __ !, ,, \' ,, i) \ ,...----_------_-_-_-_ _,_, .. ';-·-----:.Ll~--J.:.;._ -----"i=== ,=-------~----- FOURTH FLOOR ---- FLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM ROOF LEVEL ----------·"---------------------·- ., '-_ , ___ .,_' -, -- -~E:-~:fa:t-=_··: ·----A,_/'<<----------:· ',,_ .. __________ -.;__;' -·--·-·-·-- . --·--· -------,_,. -... _. -----·----- _j .. - PLANTING LEGEND I SYMBOL BOTANICAL NAME TREES • Small Scale Accent ~ ------;-METROSIDEROS EXCELS/A _,,------,RHUSLANCEA ~ ~ PHOEN!XROEBELENII w·=-----~ZAMMFURPURACEA PALM OR PALM LIKE PLANTS BAMBUSA MULTIPLEX 'GOLDEN GODDESS' SHRUBS • Low Level Accent JASMINUMANGULARE NANO/NA DOMES TICA HARBOR DWARF LANTANAX'NEWGOLD' MAGNOLIA GRAND/FLORA VmE GEM' FLOWERING PERENNIALS AGAPANTHUS 'GOLD STRIKE' TRADESCANTIA PALL/DA BEGONIA R!CHMONDENS!S HEMEROCALLIS '8/TSY' COMMON NAME NEW ZEALAND CHRISTMAS TREE AFRICAN SUMAC PIGMY DATE PALM CARDBOARD PALM GOLDEN GODDESS BAMBOO SOUTH AFRICAN JASMINE DWARF HEAVENLY BAMBOO NEW GOLD LANTANA LITTLE GEM MAGNOLIA GOLD STRIKE AGAPANTHUS PURPLE HEART RICHMONDENSIS BEGONIA DAYLILY QUANTITY 3 2 5 16 SIZE 24' BOX STD. 15GAL 15GAL 10 GAL_ 15 GAL 5GAL, 5GAL 5GAL 15 GAL ESP. 1 GAL 1 GAL 1 GAL 1 GAL, SUCCULENTS AND CACTI · PEDILATHUS MACROCARPUS GRASSES • Large & Small Scale CAREX DIVULSA L OMAR DIA LONG/FOL/A BREEZE PENNISETUM SPATHEOLATUM ACORNUS GRAMINEUS 'OGON' VINES B!GNONIA CAPREOLATA 'TANGERINE BEAUTY THUNBERG/A GREGGOR/1 DESERT PENCIL BUSH BERKELEY SEDGE DWARF MAT RUSH RYE PUFFS YELLOW LEAVED CALAMUS CROSS VINE ORANGE CLOCK VINE GROUND COVER • Inorganic " 2" -4" DIAMETER RIVER ROCK COBBLE (COLOR TO BE DETERMINED) 5GAL 2" LINERS 1 GAL. 1 GAL, 1 GAL. 5GAL. 5GAL, NOTE: THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECT AND NOT ON A FLOOR BY FLOOR BASIS, 10 0 5 10 20 ~~1 1 1 --- SCALE: 1"=10'-0" SPACING WUCOLS 4'0.C, 4'0.C 3'O,C, 3'0.C. 6' O,C. 2'O.C. 2'O.C, 2'O.C, 18' O,C, 3' O,C, 18' O.C, 3' O.C. 3' OC, 18' O.C. 6' O,C, 6'0,C, 40 ! FEET M L M M M M L L M M M M M L M M M H M M VL ---·-----------------------------------------------= -=-- /. :2725 ieffei-sdi str~ei. sµite· :1:Sb>-" • carlsbad, ca 92008 - phone: 760.720.9337 fax: 760.720.9505 STAMP PROJECT: -z. 0 th il < X·il . . ' ! ll z < ,It )~ Ill lb 1-H : . 9/29/15 DATE: 04-25-15 SCALE: PER PLAN DRAWN BY: CHECKED BY: ISSUED FOR CITY 5UBHITT AL PRELIMINARY -1st GITY SUBMlTT AL PRELIMINARY -2nd GITY SUB MITT AL PRELIMINARY -3nd GITY SUB MITT AL PRELIMINARY -4th REVISIONS SHEET TITLE ' JSS JSS 5/1/15 6/17/15 7/24/75 9/14/15 C.ONC.EPTIJAL LANDSC.APE PLAN FOIJRTH FLOOR I I PROJECT NO. : 15-004 X 3 > ci Cl ' Cl ill cl () ~ " ,, 1: " C ,, ~ ~ ~ 1-- l .- N ' \l) r-i ;=======::::; -O ,, "' \l) N -SHEET: L-9 OF __ 4 __ SHEETS ,0 s, N iii f-< Cl f-a _J '-----------~IL i<:")":. .. ,:..,·r,:. -,._, '\ '",;:-,, ._ =-~---:-: ~~r1~----TT"-'t1' ;_, -;·•·•{J=nj \ -=rc:1:~-I+½Vff~/J"B I ; ii 1---------" ",;r&~::Y= ~.,;:;--_ -• I , ·, r-·· ---, · · · · r · · -· ~---.·-•.-·--,'-__ -_!-,.-_-_-_-__ ---1..-_ .. '-:,- ,..? --·-->--+-··--,._--,------1---•:1 :, ' ' ' !--·-----i---·--: ..... '----l·--·-·,·-·-··.. ' · -. : ,· r :,''.fr:,:~,ie~l --+c-'1'-,-+--i1 ---+-++'""b,;i---;----;--j-j-,----j--~-j----;--+-t--------,---;---,----,-------' r \_'.-'~--'--'--~---' , __ .-~:-L:i_~_I ~-+--t---,--+-~+--,-+---'---j_-----c------ '1· \ ..• '\\ __ :_ --F : • :..0,.;..:..:.:..:.=-:,:~ .. • _ -+--+::.:-i";;ootr,;,:r,3'".:-;-+-------+-t---·~1 -,~- .. ~ .. ,-., -...... -----·--·--· -.. _•:· ! ---t ~-:~~j~ ;J 1 SE~ ~,~,.--AL::: 1 SECOND FLOOR --~ -~_y;=-::·~:;;,.·=,-"""'·~-~-~-'('~-~~r~~----~7tj:::~t·:,-~=~,T'"r .. ,·.-~---.. _..~!::~~r'Q=-~~r ..... i .. -··:· .. _ _._;_ --: --~-\_.s·~r·:·: r l: ,_ i, _l __ i _, _: _ ,_,.:_ __ _J_) __ l., __ L_j _ _j __ , -.~--LL ... :, i : ; ,:: ;:_,,_ ~~~rr~,-~!!:-:;~--:~~~/2--B' L ~~, U- 1 ~. ,~:1_,~~,_i_-·-·,< l_-__ •--1:,r::~-.~~~~-i: ,~~-. ,-·-, .. ,.,;-:-:'·\•x~.:_:···, .--------r 22 ~1\1 -,·c s:::L.·:::::\:,/ ---, ~~-H ___ }t~:):i'--.; --+---+T , ___ !-':..:r_/Yl-{~f'i'\==,-s----~'---i"r r, ~---'<-.•.' ,i ··-·~-.\?t . i_·~~~-rTI7~ 1"'1: -~----, ~-----~ ·--·---- ·-··-'--" _,_, «• ==--______ --.. ---:--;: --___ --c.~:c-;;;.;.-;:-c;.-.~; THIRD FLOOR 2 8ECR.CO!✓ S.F. FOURTH FLOOR ·:.:;c>EJJ U:\:-C ::sc:.mcsv 25-3 S :: . -----~-·-' . /: /',,. ------------- SITE / FIRST FLOOR PLAN WATER USE HYDROZONE DATA -- SYMBOL DESCRIPTION HIGH WATER USE • 46 S.F. • .80 PLANT FACTOR (PF) MEDIUM WATER USE • 1,761 S.F. • .50 PLANT FACTOR (PF) LOW WATER USE • 415S.F. • ,30 PLANT FACTOR (Pr] VERY LOW WATER USE • 0S.F. • _10 PLANT FACTOR (PF) NOTE: ALL ON GRADE AND RAISED PLANTER BEDS WILL BE IRRIGATED WITH A SUBSURFACE DRIP IRRIGATION SYSTEM MAXIMUM APPLIED WATER ALLOWANCE (MAWA) CALCULATION: MAWA = MAXIMUM APPLIED WATER ALLOWANCE (GALLON§ PER YEAR) ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER y~AR) 0.7 = ET ADJUSTMENT FACTOR (ETAF) LA = LANDSCAPED AREA INCLUDES SPECIAL LANDSCAPE AREA (SQ, Fl) 0.62 = CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT) SLA = PORTION OF THE LANDSCAPE AREA IDENTIFIED AS SPECIAL LANDSCAPE AREA (SQ. Fl) 0.3 = THE ADDITIONAL ET ADJUSTMENT FACTOR FOR SPECIAL LANDSCAPE AREA (1_0 -0.7 = 0.3) MAWA = (ETO) (0.62) 1(0. 7 x LA) + (0.3 x SLA)] = (42.9) (0.62) X [(0.7 X 2,222)] = (26.6)x(1,555) MAXIMUM APPLIED WATER ALLOWANCE= 41,363 GALLONS PER YEAR ESTIMATED TOTAL WATER USE (ElWU) CALCULATION: ETWU = ESTIMATED TOTAL WATER USE PER YEAR (GALLONS PER YEAR) ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR) PF= PLANT FACTOR FROM WUCOLS HA= HYDROZONE AREA [HIGH, MEDIUM, AND LOW WATER USE AREAS] (SQ. FT.) SI.A= SPECIAL LANDSCAPE AREA (SQ_ FT_, 0.62 = CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT) IE= IRRIGATION EFFICIENCY (MINIMUM 0.71) ETWU = (ETO) (0.62) ((PF x HA) / IE) + SLA] ETWU FOR HWU ZONE= (42_9) (0_62) [(.80 X 46) / .90] = 26_6 X [37/ _90] =26.6X41 = 1,090 GPY ETWU FOR MWU ZONE= (42_9) (0_62) [(-50 X 1,761) / _90] = 26.6 X [880 /.90] = 26_6 X 978 = 26,015 GPY ETWU FOR LWU ZONE= (42_9) (0_62) [(_30 X 280) I _90] = 26_6 X [124 / .90] =26.6X 138 =3_680 GPY ESTIMATED TOTAL WATER USE = 30,785 GALLONS PER YEAR WATER USE SUMMARY: THE TOTAL ETWU FOR ALL HYDROZONES IS~ GALLONS LESS THAN THE MAWA, SO THE PROPOSED LANDSCAPE AND IRRIGATION DESIGN FOR THIS PROJECT SATISFIES THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE, WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT 1. GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES, ARRANGMENT OF THESE PLANTS INTO LIKE WATER USE ZONES_ 2_ THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL, THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF MICROBIC ACTIVITY IN THE SOIL, HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS_ 3_ LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT 4_ SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND). 5_ INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, LE, CIRCUIT ZONES BASED UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES. SHRUBS, AND GROUND COVERS SEPARATELY FROM LAWNS. USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED_ 6. INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME. 7, PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS, THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS LANDSCAPE, ACCOMMODATIONS FOR RECLAIMED WATER 1. ALL PLANTED AREAS REPRESENTED IN A HATCH PATTERN ON THIS SHEET ARE TO BE IRRIGATED WITH POTABLE WATER AT THIS TIME, HOWEVER THE NEW IRRIGATION SYSTEM WILL BE DESIGNED TO ACCOMMODATE THE USE OF RECLAIMED WATER IN THE FUTURE SHOULD IT BECOME AVAILABLE. LANDSCAPE MAINTENANCE RESPONSIBILITIES 1, THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W ALONG GRAND AVENUE_ THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OF THE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE 20 0 10 20 40 80 ~ 1_1 ----! ! SCALE: l" = 20'-0" FEET ~f'"'"'i' '° ;::::;-;:~rm~~,nJ :_' ,>(:ilii(ill::.--,_ 2;J}~~is!~~~k-s~il~·1s6--, 'Carlsbad, -c:a 92008 phone: 760.720.9337 fax: 760.720.9505 STAMP PROJECT z O._,, ' i -_-_•B :v• ·"·-...• _-,.-. '1-1 < •T.-_•.•• L "-11 __ 1-1 ·z,,i. ! ' ' :~: ti ·.• .• •.-.·. ,:JI Ill lt LL ITT w ::!) z w If\ r4 r-- * DATE: 04-25-15 SCALE: PER PLAN DRAWN BY: J55 CHECKED BY: J55 ISSUED FOR.-" I> ;;.~:·;-~:~ C.ITY SUB HITT AL S/1/15 PRELIMINARY -1st C,ITY SUB MITT AL PRELIMINARY -2nd 6/1"1/15 GITY SUBMITTAL PRELIMINARY -3nd 1/:a4/15 GITY SUB MITT AL "1/14/15 PRELIMINARY -4th REVISIONS · SHEET llTlE CONCEPTUAL l"IATEl-1. CONSEl-1. YA TION PLAN I PROJECT NO. : 15-004 X 3 ~ (l ' (l '", C ~ "' m I " C m L I!) ~ ~ 1-, .. N ' ll1 r- t ========= ~ a '-' SHEET: L-4 OF __ 4 __ SHEETS ,!) "' N~ '-0 Ir N Iii 1-.,: (l l-o J '------------' ._ -----------------------